| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 17th | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 211 San Carlos Way, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1983 |
| Units | 94 |
| Transaction Date | 2019-01-17 |
| Transaction Price | $8,275,000 |
| Buyer | GOLDEN OPPORTUNITY INVESTMENTS LP |
| Seller | CAMACHO JOSEPH A |
211 San Carlos Way Stockton Multifamily Investment, 94 Units
Neighborhood occupancy has trended firm with a deep renter-occupied base, supporting stable leasing conditions for a 94-unit, 1983-vintage asset, according to WDSuite s CRE market data. The submarket s everyday amenities and commuting access within Stockton provide durable renter demand drivers.
This inner-suburb location in Stockton balances daily convenience with established multifamily demand. Neighborhood occupancy is above the metro median and in the top quartile nationally, per WDSuite, pointing to steady lease-up and retention dynamics rather than volatility. A high share of housing units are renter-occupied (renter concentration is among the top quartile of 179 Stockton neighborhoods), which supports a deeper tenant base for multifamily operators.
Livability leans toward essentials: the neighborhood ranks 5th of 179 in grocery store density and 9th of 179 in pharmacy access, placing it near the top nationally for these everyday services. Restaurant density is also competitive on a national basis. While cafe and park counts are limited, the daily-needs mix tends to sustain foot traffic and repeat visits that benefit workforce-oriented rentals.
At the neighborhood level, home values are elevated relative to incomes (value-to-income ratio ranks high nationally), which typically reinforces reliance on rental housing and can support pricing power for professionally managed assets when paired with prudent lease management. Rent-to-income around the 30% mark suggests some affordability pressure to monitor, so operators should focus on renewals and amenity-value alignment to maintain occupancy stability.
Demographic statistics aggregated within a 3-mile radius indicate modest population growth historically with further expansion in households projected through 2028, implying a larger tenant base over time. The 1983 construction year is newer than the area s average vintage, which can help competitive positioning versus older stock; however, investors should still anticipate periodic modernization of systems and common areas to match renter expectations.
Safety trends are mixed and should be underwritten with care. Within the Stockton metro, this neighborhood s crime rank sits below the mid-point (70 out of 179 neighborhoods), indicating higher reported crime relative to many peers. Nationally, the neighborhood falls below the median for safety, yet recent WDSuite estimates show year-over-year declines in both property and violent offense rates, suggesting improving momentum from a higher baseline.
For investors, the takeaway is to incorporate enhanced security measures and active property management into operations while recognizing the recent downward trend in estimated offenses. Comparative underwriting against nearby Stockton neighborhoods can help calibrate expectations for retention and operating expenses.
Regional employers within commuting range help support a broad workforce renter base, led by consumer goods, distribution, retail, energy, and packaging. The list below highlights notable nearby employers that can underpin leasing demand and retention.
- Clorox consumer products (12.0 miles)
- DISH Network Distribution Center distribution (35.4 miles)
- Ross Stores retail corporate offices (38.0 miles) HQ
- Chevron energy corporate offices (39.5 miles) HQ
- International Paper packaging & paper (39.6 miles)
211 San Carlos Way offers a mid-size, 94-unit footprint with average unit sizes around 751 square feet, positioned in a renter-heavy neighborhood where occupancy trends are above the metro median. Based on commercial real estate analysis using WDSuite data, essential retail density (grocers, pharmacies, restaurants) supports day-to-day convenience and underpins workforce housing demand. The 1983 vintage is newer than the local average, providing relative competitiveness versus older stock while still warranting targeted modernization for systems and finishes.
Within a 3-mile radius, population and household counts have been growing, with further household expansion projected by 2028, which points to a larger tenant base over time and supports occupancy stability. Ownership costs in the area are elevated relative to incomes, which tends to sustain reliance on rentals; however, rent-to-income near 30% and mixed safety indicators suggest prudent lease management and operating controls are important to preserve retention and control expenses.
- Above-metro-median neighborhood occupancy and deep renter-occupied base support stable leasing
- 1983 vintage offers competitive positioning versus older stock with targeted value-add potential
- Strong access to everyday services (grocers, pharmacies, restaurants) reinforces renter appeal
- 3-mile household growth projections point to a larger tenant base and occupancy durability
- Risks: affordability pressure near 30% rent-to-income and below-metro-average safety require proactive management