| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 38th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1108 Porter Ave, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1991 |
| Units | 21 |
| Transaction Date | 2005-03-25 |
| Transaction Price | $1,600,000 |
| Buyer | REDWOOD PROPERTY INVESTORS III LLC |
| Seller | HATFIELD HAYWARD SCOTT |
1108 Porter Ave Stockton CA Multifamily Investment
This 21-unit property benefits from strong renter demand in an inner suburb neighborhood with 56% rental share, supporting occupancy fundamentals according to CRE market data from WDSuite.
This 1991-built property sits in an inner suburb neighborhood ranked 48th among 179 Stockton metro neighborhoods, earning a B+ rating. The area demonstrates strong rental fundamentals with 56% of housing units renter-occupied, ranking in the top quartile nationally at the 92nd percentile. Neighborhood-level occupancy stands at 88%, though this has softened from prior years, requiring attention to lease retention strategies.
The location offers exceptional convenience for tenants, with pharmacy density ranking 1st among metro neighborhoods at the 100th national percentile, and restaurant access also ranking 3rd at the 99th percentile. Grocery store access similarly ranks 2nd metro-wide at the 99th national percentile. However, the area shows limited childcare and park amenities, both ranking last among metro neighborhoods.
Demographics within a 3-mile radius show a stable tenant base with 158,000 residents and moderate 5.4% population growth over five years. The area maintains balanced age distribution with 26.5% in the key 18-34 renter demographic. Median household income of $73,045 has grown 43% over five years, though rent-to-income ratios suggest some affordability pressure that requires monitoring for renewal rates.
Home values averaging $449,629 with 71% appreciation over five years can reinforce rental demand by keeping ownership costs elevated relative to renting. Contract rent medians of $1,160 in the neighborhood rank above metro median, indicating pricing power, though rent growth has moderated to 39% over five years.
Property crime rates in this neighborhood rank 77th among 179 metro neighborhoods, placing it above metro median with a 34th national percentile rating. Notably, property crime has declined 23% over the past year, ranking 41st metro-wide for improvement at the 67th national percentile. Violent crime rates rank 92nd metro-wide at the 30th national percentile, though these have also improved significantly with a 40% decline over the past year, ranking 29th for improvement at the 81st national percentile.
While crime metrics show recent improvement trends, the neighborhood performs below national averages on both property and violent crime measures. Investors should factor ongoing security considerations into operational planning and tenant retention strategies.
The Stockton area provides access to major corporate employers within commuting distance, supporting workforce housing demand from professional tenants.
- Clorox — consumer products (11.1 miles)
- DISH Network Distribution Center — telecommunications distribution (36.4 miles)
- Ross Stores — retail corporate offices (37.1 miles) — HQ
- The Clorox Company — consumer products corporate (38.4 miles)
- Chevron — energy corporate (38.7 miles) — HQ
This 1991-built property offers value-add potential in a neighborhood with solid rental fundamentals, evidenced by the 56% renter-occupied housing share ranking in the top quartile nationally. The area's exceptional convenience amenities - top-tier pharmacy, restaurant, and grocery access - support tenant retention, while demographic stability within a 3-mile radius provides a consistent renter pool of 158,000 residents with growing household incomes.
Recent crime reduction trends and strong rental demand dynamics position this asset favorably, though investors should monitor neighborhood-level occupancy trends and affordability pressures. The property's 30+ year vintage suggests near-term capital expenditure planning while offering renovation upside potential in a market with demonstrated pricing power.
- Strong rental market fundamentals with 56% renter occupancy ranking 92nd percentile nationally
- Exceptional tenant convenience with top-tier pharmacy, restaurant, and grocery access
- Stable demographics with 158K residents and growing household incomes within 3-mile radius
- Value-add opportunity with 1991 vintage offering renovation upside potential
- Risk consideration: Monitor neighborhood occupancy trends and affordability pressures on renewals