| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 40th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1633 E Bianchi Rd, Stockton, CA, 95210, US |
| Region / Metro | Stockton |
| Year of Construction | 2002 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1633 E Bianchi Rd Stockton Multifamily Opportunity
Neighborhood occupancy is competitive and renter demand is supported by strong local amenities, according to WDSuite’s CRE market data. This location offers investors stable income potential with manageable affordability pressures relative to local incomes.
Situated in Stockton’s inner suburbs, the neighborhood scores well on daily-needs access. Amenity density ranks 10th among 179 metro neighborhoods and sits in the top quartile nationally, with strong coverage for groceries, pharmacies, and restaurants. Grocery access is competitive among Stockton neighborhoods (24th of 179) and top quartile nationally, while pharmacies rank near the top of the metro (2nd of 179) and restaurants are similarly strong. Park access is limited, which may modestly affect lifestyle appeal but is often offset by nearby retail and services.
For multifamily fundamentals, neighborhood occupancy trends are competitive among Stockton neighborhoods (70th of 179) and in the top quartile nationally, indicating durable leasing conditions. Renter-occupied housing comprises a higher share of units locally (55.3%), placing the area competitive among Stockton neighborhoods (22nd of 179) and reinforcing the depth of the tenant base for workforce housing. Median contract rent levels sit above many U.S. neighborhoods, but the rent-to-income profile suggests balanced pricing power rather than acute affordability pressure.
The property’s 2002 vintage is newer than the neighborhood average construction year (1992), supporting relative competitiveness versus older stock. Investors should still underwrite for system updates and modernization to sustain positioning against newer deliveries across the metro.
Within a 3-mile radius, population and households have expanded and are projected to continue growing, with forecasts also indicating smaller average household sizes. This combination points to a larger tenant base and sustained multifamily demand over time. Elevated home values relative to incomes at the neighborhood level support continued reliance on rental options, which can aid lease retention and pricing discipline for well-managed assets.
Schools in the area average about mid-level performance (around 3.0 out of 5) and rank competitive among Stockton neighborhoods (15th of 179), placing them slightly above national norms. While not a primary demand driver, this can contribute to tenant retention for family-oriented units alongside the robust amenity mix.
Safety indicators are mixed and should be evaluated with standard operating controls. Overall neighborhood crime ranks around the metro middle (77th of 179 Stockton neighborhoods). Compared with neighborhoods nationwide, current property and violent offense rates sit below the higher safety percentiles; however, recent year-over-year declines are meaningful, indicating improving trends rather than a one-off change.
For investors, the takeaway is to budget for security-conscious property management and monitor local trend lines. The directional improvement over the last year provides some support for stabilizing conditions, but underwriting should reflect neighborhood-level risk and the importance of on-site measures.
Nearby employment nodes include consumer products, logistics, and retail headquarters that broaden the commuter base and support renter demand. Specifically, Clorox, DISH Network Distribution Center, Ross Stores, The Clorox Company, and Chevron are within a commutable range for residents.
- Clorox — consumer products (10.5 miles)
- DISH Network Distribution Center — logistics & distribution (37.0 miles)
- Ross Stores — retail (38.6 miles) — HQ
- The Clorox Company — consumer products (40.0 miles)
- Chevron — energy (40.4 miles) — HQ
This 72-unit asset benefits from a neighborhood with competitive occupancy and a high share of renter-occupied housing, supporting demand depth and leasing durability. Elevated ownership costs at the neighborhood level tend to reinforce reliance on rental housing, while a favorable rent-to-income profile suggests manageable affordability pressure that can aid retention. Based on CRE market data from WDSuite, the area’s amenity access—particularly groceries, pharmacies, and restaurants—supports everyday convenience and can underpin stable renter appeal.
Built in 2002, the property is newer than the neighborhood average and should compare well against older local stock, though investors should plan for targeted system upgrades to maintain its competitive position. Within a 3-mile radius, population and households have grown and are projected to expand further, with smaller household sizes pointing to a larger renter pool over time. These demand drivers, coupled with steady neighborhood occupancy, create a constructive backdrop for long-term operations.
- Competitive neighborhood occupancy and strong renter concentration support leasing stability.
- 2002 vintage offers relative advantage versus older stock, with scope for targeted modernization.
- Amenity-rich location (groceries, pharmacies, restaurants) enhances day-to-day livability and retention.
- 3-mile radius shows population and household growth, implying a larger tenant base over time.
- Risks: safety metrics trail national percentiles and park access is limited; underwriting should include security and activation plans.