| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 59th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3095 Rutledge Way, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1973 |
| Units | 48 |
| Transaction Date | 2008-11-04 |
| Transaction Price | $762,779 |
| Buyer | FREMONT BANK |
| Seller | BARAJAS FARIAS SAMUEL |
3095 Rutledge Way Stockton Multifamily Investment
Neighborhood occupancy is exceptionally firm and local ownership costs are elevated, supporting durable renter demand according to WDSuite’s CRE market data. This positioning favors stable leasing with room for value-add execution rather than relying on outsized rent growth.
This Inner Suburb location carries an A neighborhood rating and ranks 26th among 179 Stockton metro neighborhoods, placing it in the top quartile locally. Neighborhood occupancy sits at the top of the metro and in the top percentile nationally, a signal of demand resilience that can support steady leasing and retention for multifamily assets.
Amenities are mixed. Parks access is strong (top decile nationally), childcare density is high (around the 90th percentile), and restaurant options are above the metro median. Immediate grocery and pharmacy options are limited within the neighborhood, suggesting residents rely on nearby corridors for daily needs—an operational consideration for positioning and marketing.
Home values in the neighborhood are elevated relative to national benchmarks (around the 80th percentile), and the value-to-income ratio trends high for the region. In investor terms, a higher-cost ownership market tends to sustain reliance on rentals, which can reinforce pricing power and lease retention for well-managed properties.
Renter concentration is meaningful, with roughly one-third of housing units renter-occupied in the neighborhood, supporting a defined tenant base for multifamily product. Median contract rents trend above the national median while the neighborhood’s rent-to-income ratio remains moderate, pointing to manageable affordability pressure that can aid retention and reduce turnover risk.
Within a 3-mile radius, demographics show recent population growth and a modest increase in households, with projections calling for continued renter pool expansion over the next five years. Combined with neighborhood-level occupancy strength, these dynamics support sustained demand rather than dependence on sharp rent increases.
Safety indicators are mixed compared with metro and national patterns. Relative to the 179 Stockton metro neighborhoods, the neighborhood’s crime rank places it on the less-safe side of the spectrum, while national comparisons point closer to the lower half nationwide. However, both violent and property offense estimates have improved year over year, indicating a constructive trend rather than deterioration.
For investors, the key takeaway is risk management: recent downward movement in estimated offense rates suggests improving conditions, but underwriting should still account for security measures and tenant experience, consistent with submarkets that screen below national safety medians.
Proximity to regional employers supports a broad workforce renter base and commute convenience, led by consumer goods, retail headquarters, logistics, and energy offices listed below.
- Clorox — consumer goods (11.4 miles)
- Ross Stores — retail HQ and distribution (35.7 miles) — HQ
- DISH Network Distribution Center — logistics (36.4 miles)
- The Clorox Company — consumer goods (37.1 miles)
- Chevron — energy & corporate offices (37.3 miles) — HQ
3095 Rutledge Way is a 48-unit asset in a top-quartile Stockton neighborhood where neighborhood occupancy leads the metro and sits in the top national percentile, supporting leasing stability. Built in 1973, the property is older than the neighborhood average vintage, pointing to clear value-add and capital planning opportunities to enhance competitive position against newer stock. According to WDSuite’s commercial real estate analysis, elevated ownership costs in the neighborhood and moderate rent-to-income conditions reinforce the depth of the renter pool rather than stressing retention.
Within a 3-mile radius, recent population growth and an expected increase in households suggest a larger tenant base over the next cycle. Amenities skew toward parks and childcare with fewer immediate grocery/pharmacy options, guiding a practical operations strategy while tapping workforce demand supported by nearby regional employers.
- Neighborhood occupancy strength at the top of the metro supports lease stability and pricing discipline.
- 1973 vintage provides value-add and systems-upgrade upside versus newer competitive stock.
- Elevated home values and a moderate rent-to-income backdrop sustain renter reliance on multifamily.
- 3-mile demographics point to renter pool expansion, supporting occupancy and absorption.
- Risks: mixed safety indicators versus metro/national medians and limited immediate grocery/pharmacy options warrant active management and tenant-experience planning.