| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 34th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 310 W Poplar St, Stockton, CA, 95203, US |
| Region / Metro | Stockton |
| Year of Construction | 1972 |
| Units | 22 |
| Transaction Date | 2002-04-11 |
| Transaction Price | $675,000 |
| Buyer | PETERSON TERRY J |
| Seller | L TOCCOLI S |
310 W Poplar St Stockton Multifamily Investment
This 22-unit property built in 1972 sits in a neighborhood with strong renter demand, where 62% of housing units are renter-occupied according to CRE market data from WDSuite. The area shows occupancy resilience despite broader market headwinds.
This inner suburb neighborhood ranks in the top quartile among 179 metro neighborhoods for rental share, with 62% of housing units occupied by renters. The area demonstrates solid amenity density with competitive restaurant and childcare options that support tenant retention. Demographics within a 3-mile radius show 127,600 residents with median household income of $62,000, positioning the area as workforce housing.
The property's 1972 construction year predates the neighborhood average of 1933, suggesting potential value-add opportunities through strategic renovations and unit upgrades. Current neighborhood-level occupancy of 86% reflects seasonal or transitional factors, while the high renter concentration indicates sustained multifamily demand fundamentals.
Five-year demographic projections show household growth of 39% and median income increases of 50% to $93,000, expanding the potential tenant base. Forecast rent growth of 53% to $1,704 reflects market momentum, though investors should monitor affordability dynamics as rent-to-income ratios compress. The shift toward higher-income households may support rent premiums for renovated units.
The neighborhood's crime metrics rank 113th among 179 metro neighborhoods, placing it near the middle of local comparables. Property crime rates show a declining trend of -9% year-over-year, while violent crime decreased -10%, indicating improving conditions for tenant comfort and retention.
National safety percentiles place the area in the lower third for both property and violent crime, suggesting investors should factor security considerations into tenant screening and property management strategies. The improving crime trends provide a positive trajectory for long-term neighborhood stability.
The area benefits from proximity to corporate offices that provide workforce housing demand, with several major employers within commuting distance supporting rental stability.
- Clorox — consumer products (7.8 miles)
- Ross Stores — retail headquarters (36.7 miles) — HQ
- The Clorox Company — consumer products (38.1 miles)
- Chevron — energy headquarters (38.8 miles) — HQ
- DISH Network Distribution Center — telecommunications (39.6 miles)
This Stockton multifamily property offers value-add potential in a neighborhood with strong rental fundamentals. The 1972 vintage suggests opportunities for strategic renovations to capture projected rent growth, while the high renter concentration of 62% provides demand stability. Demographic projections show significant household and income growth over the next five years, supporting long-term rental demand expansion.
The property's average unit size of 511 square feet aligns with workforce housing demand in a market experiencing substantial income growth. According to multifamily property research from WDSuite, the combination of improving crime trends and strong amenity density positions the asset for stable operations and potential value creation through targeted improvements.
- High renter concentration (62%) supports consistent demand
- Value-add potential through unit renovations and rent optimization
- Strong demographic growth projections with 39% household increase forecast
- Improving safety trends with declining crime rates
- Risk: Current neighborhood occupancy below metro averages requires active leasing management