| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 38th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1123 W Swain Rd, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1974 |
| Units | 26 |
| Transaction Date | 2012-01-11 |
| Transaction Price | $750,000 |
| Buyer | P & V GOLDEN PROPERTIES LLC |
| Seller | YEN KEN CUONG |
1123 W Swain Rd Stockton Multifamily Investment
This 26-unit property benefits from strong renter demand in a neighborhood where 56% of housing units are renter-occupied, ranking in the top quartile nationally according to CRE market data from WDSuite.
This Inner Suburb neighborhood ranks 48th among 179 Stockton metro neighborhoods with a B+ overall rating. The area demonstrates strong rental fundamentals with 56.1% of housing units occupied by renters, placing it in the 92nd national percentile for rental share. Neighborhood-level occupancy currently sits at 88.0%, though this represents a slight decline from previous years.
Built in 1974, the property predates the neighborhood's 1978 average construction year, presenting potential value-add opportunities for investors focused on capital improvements and unit upgrades. The area's amenity density supports tenant retention, with exceptional access to dining (54 restaurants per square mile) and essential services including grocery stores and pharmacies, both ranking in the top two positions among metro neighborhoods.
Within a 3-mile radius, demographic statistics show a population of approximately 158,500 with steady growth of 5.4% over five years. The area maintains a balanced age distribution with 26.6% of residents aged 18-34, supporting consistent rental demand. Median household income of $73,000 has grown 43.5% over five years, while median contract rents of $1,281 have increased 37.2%, indicating improving affordability dynamics for tenants.
The neighborhood's safety profile shows mixed indicators with property crime rates of 587 incidents per 100,000 residents, ranking 77th among 179 metro neighborhoods. However, recent trends show improvement with property crime declining 23.3% over the past year, placing the area in the 67th national percentile for crime reduction.
Violent crime remains relatively contained at 105 incidents per 100,000 residents, with an even more significant 40.4% decline over the past year. This improvement trend ranks in the 81st national percentile nationally, suggesting strengthening security conditions that may support tenant retention and property values.
The Stockton area benefits from proximity to major corporate employers anchored by consumer goods and distribution operations within the Central Valley corridor.
- Clorox — consumer products (10.98 miles)
- DISH Network Distribution Center — telecommunications distribution (36.47 miles)
- Ross Stores — retail headquarters (37.02 miles) — HQ
- Chevron — energy headquarters (38.68 miles) — HQ
This 26-unit property offers exposure to Stockton's improving rental fundamentals, supported by a neighborhood with exceptional renter concentration and strengthening demographic trends. The 1974 construction provides value-add potential through strategic capital improvements, while the area's strong amenity base and declining crime rates support tenant retention strategies.
Population growth of 5.4% within a 3-mile radius, combined with rising household incomes and moderate rent growth, indicates sustainable demand drivers. The neighborhood's ranking in the top quartile nationally for rental housing share provides a stable tenant pool, though investors should monitor the recent occupancy decline and plan accordingly for competitive positioning.
- Strong rental demand with 56% renter-occupied units, top quartile nationally
- Value-add opportunity with 1974 construction in improving neighborhood
- Demographic growth with 5.4% population increase and rising incomes
- Declining crime trends support tenant retention and property values
- Risk: Recent occupancy decline requires competitive positioning strategy