| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 44th | Good |
| Amenities | 37th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2150 Fontana Ave, Stockton, CA, 95204, US |
| Region / Metro | Stockton |
| Year of Construction | 1973 |
| Units | 43 |
| Transaction Date | 2013-08-01 |
| Transaction Price | $1,625,000 |
| Buyer | Shasta Investment Properties |
| Seller | Dean Bagneschi |
2150 Fontana Ave Stockton Multifamily Value-Add Opportunity
Positioned in an inner-suburban pocket of Stockton with stable neighborhood occupancy and a broad renter base within 3 miles, the asset offers fundamentals for steady leasing with room for operational improvements, according to WDSuite’s CRE market data.
Located in Stockton’s inner suburbs, the area shows balanced livability for workforce renters. Grocery and pharmacy access score in the upper tiers nationally (around the 80th percentile and above), while cafes and parks are thin locally. This mix points to day‑to‑day convenience but fewer lifestyle anchors on the doorstep, suggesting marketing should emphasize practical amenities and proximity to necessities.
Neighborhood-level occupancy sits near the national middle, indicating generally steady leasing conditions without outsized vacancy risk. Rents benchmark slightly above the national median, and home values trend high for the region’s income profile (both in the upper national percentiles), which supports ongoing reliance on rental housing and can help pricing power and lease retention for well-managed assets.
Tenure patterns vary by lens: within a 3‑mile radius, renter-occupied and owner-occupied housing are roughly balanced, supporting a deep tenant pool. At the smaller neighborhood scale, renter concentration tracks below the metro median, which may favor demand from working households that prioritize commute convenience and value.
Demographics aggregated within 3 miles show modest population growth in recent years with a forecasted acceleration and a faster rise in household counts. A larger household base typically expands the renter pool and supports occupancy stability and absorption. Average school ratings trail national medians, which is worth factoring into unit mix positioning and marketing toward segments less sensitive to school performance.
Safety indicators are mixed relative to peers. Overall crime levels sit around the national middle, while violent and property incident rates rank below national medians for safety. However, year-over-year trends show meaningful improvement, with double-digit declines in both violent and property offenses, indicating a directional tailwind for community perception.
Within the Stockton metro’s 179 neighborhoods, this area is competitive on crime metrics but not top tier, so prudent security measures and resident engagement can help leasing and retention while the broader trend continues to improve.
Nearby corporate nodes provide a diversified employment base that supports renter demand and commute convenience, including operations tied to consumer goods, retail HQ, energy, and logistics. The list below highlights key employers by proximity that can underpin leasing stability.
- Clorox — consumer goods (8.5 miles)
- Ross Stores — retail HQ and operations (35.0 miles) — HQ
- The Clorox Company — consumer goods (36.3 miles)
- Chevron — energy (36.9 miles) — HQ
- DISH Network Distribution Center — logistics (39.2 miles)
This 43‑unit asset in Stockton’s inner suburbs benefits from steady neighborhood occupancy, day‑to‑day retail access, and a broad renter base within 3 miles. Elevated ownership costs relative to incomes in the area tend to reinforce renter reliance on multifamily housing, supporting pricing power for well‑maintained properties. According to CRE market data from WDSuite, rents benchmark above the national median while neighborhood safety indicators have trended favorably year over year, which can aid leasing consistency.
Built in 1973, the property is a candidate for targeted value‑add strategies—common‑area refresh, unit interiors, and systems modernization—to improve competitive positioning against newer stock and unlock NOI. The amenity profile favors essentials (grocery, pharmacy) over lifestyle options, so marketing and resident programming should focus on convenience and service to drive retention, while acknowledging softer school ratings and mixed safety rankings as variables to manage at the property level.
- Stable neighborhood occupancy with rents above national medians supports consistent leasing
- 1973 vintage enables targeted renovations and value‑add to enhance NOI
- High-cost ownership market reinforces renter demand and potential pricing power
- Proximity to everyday retail (grocery/pharmacy) aligns with workforce renter priorities
- Risks: fewer lifestyle amenities, below-median school ratings, and mixed safety metrics require proactive management