| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 19th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1029 Buena Vista Ave, Stockton, CA, 95203, US |
| Region / Metro | Stockton |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2025-02-14 |
| Transaction Price | $1,879,500 |
| Buyer | GOLDEN OPPORTUNITY NO 28 LP |
| Seller | H A L O LEGACY PROPERTIES |
1029 Buena Vista Ave, Stockton CA Multifamily Investment
Neighborhood occupancy sits in the low-90% range and renter-occupied housing is meaningful, supporting a workable tenant base for a 20-unit asset, according to WDSuite’s CRE market data. Elevated ownership costs in Stockton’s inner suburbs reinforce rental demand dynamics relative to incomes.
Located in Stockton’s Inner Suburb (neighborhood rating: C+), the area ranks below the metro median (125 of 179) but offers steady rental fundamentals. Neighborhood occupancy is about 92.5% (neighborhood metric, not the property), which is slightly above the national mid-range, signaling reasonable leasing stability for appropriately positioned units.
Daily convenience is a relative strength: grocery access ranks high (top quartile nationally), and park availability is also strong, while cafes and pharmacies are limited. For family-oriented renters, average school ratings in the neighborhood trail national norms, which could modestly temper appeal for school-sensitive households.
Within a 3-mile radius, WDSuite’s data shows recent population growth with additional household gains expected, pointing to a larger tenant base over the next cycle. The current renter concentration is substantial (renter-occupied share exceeds owner-occupied share locally), supporting depth of demand; forward-looking projections suggest owner share may rise, which could introduce more competition from ownership for some cohorts even as overall population and households expand.
Affordability dynamics are mixed: neighborhood rents benchmark near the national middle while home values and the value-to-income ratio sit in higher national percentiles. This high-cost ownership market tends to sustain reliance on multifamily, and a rent-to-income ratio around the low-20% range suggests measured affordability pressure—favorable for lease retention and collections management in stabilized assets.
Safety indicators for this neighborhood track below national averages, and the area ranks below the metro median for crime (relative to 179 Stockton metro neighborhoods). That said, WDSuite’s data shows both property and violent offense rates declined year over year, indicating recent directional improvement from elevated levels. Investors should underwrite to current neighborhood conditions while recognizing the improving trajectory.
Proximity to regional employers supports workforce housing demand and commute convenience for renters. Key nearby employers include Clorox, Ross Stores, Chevron, DISH Network, and International Paper.
- Clorox — consumer products (7.9 miles)
- Ross Stores — retail headquarters & distribution (35.6 miles) — HQ
- Chevron — energy corporate offices (37.6 miles) — HQ
- DISH Network Distribution Center — logistics & distribution (39.6 miles)
- International Paper — packaging & materials (43.7 miles)
1029 Buena Vista Ave is a 20-unit asset built in 1973, slightly newer than the neighborhood’s average vintage. That positioning can offer a competitive edge versus older housing stock, while still warranting capital planning for building systems and potential interior upgrades to drive rent competitiveness and reduce make-ready times. Based on commercial real estate analysis from WDSuite, the surrounding neighborhood shows occupancy near the national mid-range with a sizable renter base and population growth within 3 miles, supporting demand durability for well-managed workforce housing.
Operating levers center on value-oriented execution: align unit finishes with local incomes, emphasize convenience to major employers, and price to capture renters who face elevated ownership costs. Key risks include below-average school quality, safety metrics that trail national benchmarks (despite recent improvement), and limited amenity depth in certain categories; these are manageable with targeted marketing, security measures, and resident services that boost retention.
- Neighborhood occupancy sits around the low-90% range, supporting leasing stability for a 20-unit property.
- Stronger grocery and park access offsets thinner cafe/pharmacy options, aligning with workforce renter needs.
- 1973 vintage is slightly newer than local averages, with value-add potential via targeted system and interior updates.
- Elevated ownership costs and measured rent-to-income ratios support depth of demand and potential retention.
- Risks: safety metrics below national norms and weaker school ratings; underwrite to current conditions and capex for mitigation.