| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 57th | Best |
| Amenities | 15th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10711 Thornton Rd, Stockton, CA, 95209, US |
| Region / Metro | Stockton |
| Year of Construction | 2004 |
| Units | 87 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10711 Thornton Rd Stockton Multifamily Investment
Neighborhood occupancy is at the top of the Stockton metro, supporting stable leasing conditions at the submarket level, according to WDSuite’s CRE market data. Elevated local incomes and ownership costs point to durable renter demand relative to surrounding options.
Situated in Stockton’s inner suburbs, the property benefits from neighborhood fundamentals that have supported full occupancy across nearby rentals; the neighborhood’s occupancy rate ranks first among 179 Stockton neighborhoods, indicating tight supply locally (neighborhood metric, not specific to the property). According to CRE market data from WDSuite, median contract rents in the neighborhood sit in the upper tier nationally (84th percentile), while a rent-to-income ratio near 0.14 suggests manageable affordability that can support retention.
Livability is defined more by residential stability than by retail density. The area scores high for parks (89th percentile nationally), while cafes, groceries, and pharmacies are sparse within the immediate neighborhood, which may concentrate shopping trips into nearby corridors. Investors should view this as a tradeoff: quiet residential streets with limited walkable retail, but convenient access to regional centers by car.
Housing stock skews newer for the metro (neighborhood average construction year ranks 11th of 179, top quartile in Stockton), which generally reduces near-term capital needs at the neighborhood level. Neighborhood NOI per unit trends are also strong versus the metro (ranked 7th of 179), signaling competitive revenue potential where well-managed assets can capture demand.
Within a 3-mile radius, population and household counts have grown over the past five years and are projected to expand further by 2028, indicating a larger tenant base over time. The 3-mile area shows a renter-occupied share near one-third of units, while the immediate neighborhood’s renter-occupied share is lower (about one-fifth), implying a deeper renter pool in the broader trade area even as the immediate block group cluster remains more ownership-oriented.
Safety trends are comparatively favorable. The neighborhood’s crime rank places it above the metro median (25th out of 179 Stockton neighborhoods), and its overall safety stands above the national median (approximately the 62nd percentile nationwide). Recent data also show year-over-year declines in both violent offenses (about -33%) and property offenses (about -37%) at the neighborhood level, pointing to improving conditions without making block-level claims.
Proximity to a diversified employment base helps support renter demand and retention, with access to corporate operations and logistics within commuting range, including Clorox, DISH Network Distribution Center, International Paper, Ross Stores, and Cardinal Health.
- Clorox — consumer products (14.7 miles)
- DISH Network Distribution Center — distribution (32.9 miles)
- International Paper — packaging & paper (36.8 miles)
- Ross Stores — retail corporate offices (37.8 miles) — HQ
- Cardinal Health — healthcare logistics (37.9 miles)
This 87-unit asset sits in a neighborhood exhibiting tight rental conditions and upper-tier rent positioning relative to national benchmarks, with neighborhood occupancy leading the Stockton metro. Household incomes are strong for the area and, paired with elevated home values, help sustain reliance on rental housing and support pricing power over time. Within a 3-mile radius, population and households have been growing and are projected to expand further by 2028, which points to a larger tenant base and supports occupancy stability.
According to CRE market data from WDSuite, the immediate neighborhood’s newer housing profile and competitive NOI per unit versus metro peers underscore revenue potential for well-operated multifamily. Key considerations include the neighborhood’s lower renter-occupied share (smaller immediate renter pool) and limited walkable retail, which may require targeted marketing and amenity strategies to maintain leasing velocity.
- Neighborhood occupancy leads the metro, supporting stable leasing conditions
- Upper-tier neighborhood rents with rent-to-income levels that support retention
- Growing 3-mile population and households indicate a larger tenant base ahead
- Competitive neighborhood NOI per unit versus metro peers supports revenue potential
- Risks: lower neighborhood renter-occupied share and limited walkable retail may temper leasing velocity