| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 52nd | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1919 Quail Lakes Dr, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 87 |
| Transaction Date | 2019-05-17 |
| Transaction Price | $9,732,000 |
| Buyer | CONSTANTIN VICTOR A |
| Seller | DELTA QUAIL INVESTORS |
1919 Quail Lakes Dr, Stockton CA Multifamily Investment
Neighborhood-level occupancy remains high and renter concentration is substantial, supporting stable leasing fundamentals according to WDSuite’s CRE market data. The location’s inner-suburb profile points to steady renter demand with practical access to daily needs.
This inner-suburb Stockton location scores well for everyday convenience, with grocery, parks, and pharmacy access performing in the top quartile nationally, and the area is competitive among Stockton neighborhoods (ranked 7 of 179 overall, A+). These amenity strengths help broaden the tenant pool and support retention, especially for workforce households seeking proximity to services.
Neighborhood occupancy is strong and above national norms (top quartile nationally), and the share of renter-occupied housing units is high relative to the metro (6 of 179), indicating a deep base of prospective tenants and demand stability for multifamily assets. Median contract rents track above many U.S. areas, while the local rent-to-income mix suggests manageable affordability pressures that can support pricing without materially elevating turnover risk.
Within a 3-mile radius, recent population growth and an increase in households indicate a larger tenant base today, and forecasts point to further gains in both population and households over the next five years. For investors, that expansion translates to sustained demand for rental units and support for occupancy and renewal rates over the hold period.
The property’s 1985 vintage is newer than the neighborhood’s average construction year (1977). That positioning can enhance competitive standing versus older stock, while still leaving room for targeted modernization or systems updates to capture value-add upside.
Safety outcomes are mixed compared with regional and national benchmarks. The neighborhood’s crime rank is 127 out of 179 Stockton metro neighborhoods, placing it below the metro median, and national percentiles indicate elevated property and violent offense exposure versus many U.S. neighborhoods. Recent year-over-year readings show some uptick in reported offenses. Investors typically account for this through security enhancements, resident screening, and insurance assumptions when underwriting.
Proximity to major employers supports a diverse workforce renter base and commute convenience, including Clorox, Ross Stores, DISH Network, The Clorox Company, and Chevron.
- Clorox — corporate offices (10.7 miles)
- Ross Stores — corporate offices (36.3 miles) — HQ
- DISH Network Distribution Center — distribution (36.9 miles)
- The Clorox Company — corporate offices (37.7 miles)
- Chevron — corporate offices (37.9 miles) — HQ
This 87-unit, mid-size asset benefits from a high-occupancy neighborhood with a pronounced renter-occupied housing share, supporting depth of demand and lease-up stability. Amenity access (groceries, parks, pharmacies) ranks competitively in the metro and in the top quartile nationally, reinforcing day-to-day livability that helps retention. The 1985 vintage is slightly newer than the neighborhood average, suggesting relative competitiveness versus older stock while leaving room for focused upgrades to drive rent premiums.
Within a 3-mile radius, population and household growth—along with forecasts for continued increases—point to a larger tenant base over the next five years, a constructive backdrop for occupancy and rent performance. Elevated home values in the area relative to incomes support continued reliance on rental housing, which can translate into steadier renewal behavior. Based on commercial real estate analysis derived from WDSuite’s CRE market data, this submarket’s fundamentals compare favorably to national benchmarks, with safety and affordability management as the principal watch items.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Competitive amenity access (grocery, parks, pharmacies) aids retention and demand
- 1985 vintage offers value-add potential through targeted modernization
- 3-mile radius shows population and household growth, expanding the tenant base
- Risks: below-metro safety ranking and affordability pressure require prudent underwriting