| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 40th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1313 Access St, Stockton, CA, 95210, US |
| Region / Metro | Stockton |
| Year of Construction | 2005 |
| Units | 20 |
| Transaction Date | 2002-03-21 |
| Transaction Price | $100,000 |
| Buyer | ACLC INC |
| Seller | BANK OF STOCKTON |
1313 Access St Stockton 20-Unit Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and occupancy stability, with the surrounding area reporting roughly 95.7% occupancy according to WDSuite s CRE market data. Built in 2005, the asset s newer vintage than the local average supports competitive positioning while leaving room for targeted modernization.
Situated in an Inner Suburb of Stockton, this location ranks 17th among 179 metro neighborhoods (A-rated), making it competitive within the metro and in the top quartile nationally on several livability measures. Neighborhood occupancy is about 95.7% (above the metro median and top quartile nationally), signaling a stable leasing backdrop for multifamily investors.
The renter-occupied share is approximately 55.3% of housing units (top quartile in the metro and high nationally), indicating a deep tenant base that can support absorption and retention through cycles. Within a 3-mile radius, population and households have grown over the past five years, with further gains projected by 2028; this expansion supports a larger tenant base and underpins demand for rental units. Rising household incomes in the 3-mile area add to the leasing profile and can support steady rent rolls as units turn.
Daily-needs access is a strength: grocery (rank 24 of 179), restaurant (rank 11 of 179), and pharmacy (rank 2 of 179) density place the neighborhood among the top quartile of Stockton areas, aiding resident convenience and lease retention. Caf e9 availability is also competitive (rank 30 of 179). Park access is limited (rank 179 of 179), which may affect open-space appeal; investors should consider on-site or nearby private amenities to offset this.
Home values are elevated relative to incomes (86th percentile nationally on value-to-income), creating a high-cost ownership market that tends to sustain reliance on multifamily housing. At the same time, the neighborhood s rent-to-income ratio of roughly 0.24 points to manageable rent levels that can support occupancy and reduce turnover risk with prudent lease management. Average school ratings trend around 3.0/5 (above the national median), adding a practical amenity for family renters without commanding premium pricing typically found in top-tier school districts.
Construction trends matter for competitive positioning: the neighborhood s average construction year skews early 1990s, while the subject property s 2005 vintage is newer than the local norm. That positioning can reduce near-term obsolescence risk versus older stock, though investors should still plan for system updates and cosmetic refreshes to sharpen rent competitiveness.
Safety trends should be evaluated in context. Compared with neighborhoods nationwide, this area s recent crime metrics sit below the national median, while within the Stockton metro it tracks near the middle of the pack. Notably, year-over-year estimates indicate declining incident rates for both property and violent offenses, suggesting a directional improvement rather than a static risk profile.
For underwriting, investors may view the neighborhood as competitive among Stockton areas but not a top-tier safety outlier nationally. Continued monitoring of trend data, property-level security measures, and coordination with professional management can help sustain leasing stability and resident satisfaction.
Proximity to regional employers supports workforce housing demand and commute convenience, with nearby anchors in consumer goods, distribution, off-price retail, and energy. The following employers illustrate the area s accessible job base that can aid retention and day-to-day leasing.
- Clorox d consumer goods (10.9 miles)
- DISH Network Distribution Center d distribution/logistics (36.5 miles)
- Ross Stores d off-price retail corporate offices (38.5 miles) d HQ
- The Clorox Company d consumer products corporate offices (39.9 miles)
- Chevron d energy corporate offices (40.3 miles) d HQ
The property s 2005 vintage, 20-unit scale, and location in an A-rated, amenity-rich Inner Suburb position it well against older local stock. Neighborhood occupancy near 95.7% and a renter-occupied share around 55% indicate depth of demand and support for steady lease-up and renewals. Within a 3-mile radius, population and household growth to date d alongside projected increases d point to a larger tenant base, while elevated ownership costs versus incomes reinforce sustained reliance on multifamily housing. According to CRE market data from WDSuite, these neighborhood factors compare favorably with metro trends and align with a stable operating outlook.
Investors should plan capital prudently: although the asset is newer than the area s early-1990s average, selective system updates and interior refreshes may unlock rent positioning. Key watchpoints include safety metrics that, while improving year over year, remain below national medians, and limited park access that may warrant on-site amenity enhancements to bolster retention.
- Competitive 2005 vintage versus older local stock supports rent positioning
- Stable neighborhood occupancy (~95.7%) and strong renter concentration (~55%) aid leasing continuity
- 3-mile population and household growth expands the tenant base and supports absorption
- High-cost ownership market sustains multifamily demand and pricing power
- Risks: safety metrics below national medians and limited park access require proactive asset management