| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 51st | Good |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1691 W Swain Rd, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1984 |
| Units | 31 |
| Transaction Date | 2021-12-27 |
| Transaction Price | $80,909 |
| Buyer | IRREVOCABLE JILL M AHRENS 2021 |
| Seller | APPLEGARTH FAMILY TRUST |
1691 W Swain Rd Stockton Multifamily Investment
Neighborhood occupancy trends sit above the Stockton metro median, supporting stable renter demand, according to WDSuite’s CRE market data.
Located in an inner-suburb pocket of Stockton, the property benefits from a renter base supported by everyday conveniences. Neighborhood grocery and park access are comparatively strong versus national benchmarks, while cafes and pharmacies are thinner locally — factors investors can weigh against resident needs and car reliance.
The area’s renter-occupied share is above the metro median, which points to a deeper tenant pool and steadier leasing conditions for multifamily. Neighborhood occupancy is also above the Stockton median, a positive signal for maintaining collections and limiting downtime in typical turnover periods.
Within a 3-mile radius, population has expanded modestly over the past five years and households have grown, indicating a larger tenant base over time. Projections point to continued household expansion through 2028, which can support occupancy stability even as unit deliveries or renovations come to market.
Home values in the neighborhood are elevated in national context. In practice, a high-cost ownership market tends to sustain reliance on rental housing, which can aid lease retention and underpin pricing power when paired with measured rent-to-income levels.
Built in 1984, the asset is newer than the neighborhood’s average vintage. That positioning can be competitive versus older stock, though investors should still plan for aging systems and selective modernization to meet current renter expectations.
Relative to 179 Stockton metro neighborhoods, this area trends toward the higher-risk half for crime exposure. In national terms, safety indicators sit around the middle of the pack, with violent offense measures weaker than national medians.
Recent momentum is mixed but noteworthy for investors: property offenses have declined sharply year over year, an improvement that moves the neighborhood toward better-standing cohorts, while violent offense trends have been more uneven. As always, underwriting should reflect current local data and property-level security practices rather than block-level assumptions.
Proximity to established employers supports renter demand tied to logistics, consumer goods, and energy offices. Nearby anchors include Clorox, DISH Network Distribution Center, Ross Stores, The Clorox Company, and Chevron.
- Clorox — consumer goods offices (11.0 miles)
- DISH Network Distribution Center — logistics/distribution (36.6 miles)
- Ross Stores — retail corporate offices (36.6 miles) — HQ
- The Clorox Company — corporate offices (38.0 miles)
- Chevron — energy corporate offices (38.3 miles) — HQ
This 31-unit, 1984-vintage asset sits in a neighborhood where renter-occupied housing and occupancy both track above the Stockton metro median, supporting day-one demand and leasing stability. Elevated ownership costs in the area bolster reliance on rental housing, while rent levels relative to incomes suggest manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, local neighborhood fundamentals compare favorably to many peers on occupancy, and a modestly expanding 3-mile renter pool should help sustain absorption.
The vintage offers competitive positioning versus older stock, with scope for targeted capital plans to modernize interiors and systems for current preferences. Amenity access is stronger for groceries and parks than for cafes or pharmacies, underscoring the value of on-site conveniences and operational focus. Safety indicators are mid-pack nationally with recent improvement in property offenses; underwriting should incorporate appropriate security and insurance assumptions.
- Occupancy and renter-occupied share above metro median support stable leasing
- Elevated ownership costs reinforce depth of the rental demand base
- 3-mile household growth expands the tenant pool and supports absorption
- 1984 vintage provides competitive positioning with value-add modernization potential
- Risks: thinner cafe/pharmacy access and mixed safety trends warrant operational focus