| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 38th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1141 W Swain Rd, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 51 |
| Transaction Date | 2012-12-01 |
| Transaction Price | $3,150,000 |
| Buyer | Teakwood Associates, LLC |
| Seller | PVT Property LLC |
1141 W Swain Rd Stockton Multifamily Investment
This 51-unit property built in 1985 sits in a neighborhood ranking above metro median for amenities, with strong commercial real estate analysis supported by high renter occupancy rates exceeding 56% of housing units.
The property sits in an Inner Suburb neighborhood rated B+ that ranks 48th among 179 metro neighborhoods, placing it above the metro median for overall performance. Demographic data aggregated within a 3-mile radius shows a population of 158,285 with 50.7% of housing units occupied by renters, creating a substantial tenant base for multifamily properties. The area benefits from exceptional amenity density, ranking 1st metro-wide for cafes, grocery stores, pharmacies, and restaurants per square mile, which supports tenant retention and property appeal.
Built in 1985, this property aligns with the neighborhood's average construction year of 1978, indicating consistent building stock that may present value-add renovation opportunities for investors focused on capital improvements. Median contract rents in the neighborhood reach $1,160, representing a 38.7% increase over the past five years, though current occupancy rates of 88% have declined 2.9 percentage points during the same period, requiring attention to lease management and competitive positioning.
The 3-mile area shows positive demographic trends with household income growth of 42.8% over five years to a current median of $73,058. Forward-looking projections indicate continued population growth of 5.3% through 2028, with median household income expected to reach $112,299 and median rents projected at $1,857. However, the forecast shows the renter share declining to 42.9% as homeownership rates increase, which could intensify competition for tenants and require strategic lease management.
Crime metrics place this neighborhood in the middle range among Stockton metro neighborhoods, ranking 45th out of 179 neighborhoods for overall crime levels, which translates to the 53rd percentile nationally. Property crime rates show improvement with a 23.3% decline over the past year, ranking 41st metro-wide for this positive trend and reaching the 67th percentile nationally for crime reduction.
Violent crime rates have decreased even more substantially, dropping 40.4% year-over-year, which ranks 29th among metro neighborhoods and places the area in the 81st percentile nationally for violent crime improvement. While absolute crime levels remain moderate compared to metro peers, these declining trends suggest improving neighborhood conditions that could support tenant retention and property values over time.
The Stockton area provides access to diverse corporate employment within reasonable commuting distance, supporting workforce housing demand for multifamily properties.
- Clorox — consumer products (11.0 miles)
- DISH Network Distribution Center — telecommunications distribution (36.5 miles)
- Ross Stores — retail corporate offices (37.0 miles) — HQ
- The Clorox Company — consumer products (38.4 miles)
- Chevron — energy corporate offices (38.6 miles) — HQ
This 51-unit property offers exposure to a stable rental market with 56.1% of neighborhood housing units occupied by renters, ranking in the 92nd percentile nationally for rental tenure concentration. The 1985 construction year presents potential value-add opportunities through strategic renovations and unit upgrades. CRE market data from WDSuite indicates the neighborhood maintains above-average amenity density while showing positive crime reduction trends, with both property and violent crime rates declining substantially over the past year.
Demographic projections within the 3-mile radius show continued population growth through 2028, with household income expected to increase 53.7% to $112,299 median, supporting rent growth potential. However, the forecast indicates declining renter share as homeownership rates rise, which will require active lease management and competitive positioning to maintain occupancy levels in a changing tenure landscape.
- High renter concentration at 56.1% of housing units ranks 92nd percentile nationally
- Value-add potential with 1985 vintage allowing for strategic renovations
- Strong amenity density ranking 1st metro-wide for retail and service access
- Improving safety trends with 23.3% property crime decline and 40.4% violent crime reduction
- Risk: Declining renter share in forecasts requires competitive lease management strategies