| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 50th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3268 Blue Ridge Cir, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1982 |
| Units | 27 |
| Transaction Date | 2019-04-01 |
| Transaction Price | $5,000,000 |
| Buyer | REDWOOD PROP INVESTORS III LLC |
| Seller | BLUE RIDGE LIVING LLC |
3268 Blue Ridge Cir, Stockton CA Multifamily Investment
Renter demand in the surrounding neighborhood is supported by a high renter-occupied share and steady occupancy, according to WDSuite’s CRE market data. For investors, this points to a durable tenant base with measured pricing power rather than outsized volatility.
Located in Stockton’s urban core, the neighborhood rates as competitive among Stockton neighborhoods (B+), with day-to-day convenience shaped by strong food-and-beverage density and solid grocery access. Cafes and restaurants are among the stronger concentrations nationally, while grocery options track above average; these fundamentals help support leasing convenience for residents.
On the housing side, the neighborhood’s occupancy is around national norms, and the share of housing units that are renter-occupied is high relative to the metro and the nation. For multifamily owners, a larger renter pool typically supports demand depth and steadier renewal potential, though pricing still needs to respect household budgets.
Home values sit on the higher side for the region, which tends to reinforce reliance on rental housing and can support lease retention for quality product. Median contract rents in the neighborhood are above the national midpoint with meaningful five‑year growth, indicating landlords have had some pricing traction without overextending affordability.
Quality-of-life signals are mixed: average school ratings trend below regional leaders and park/pharmacy availability is limited within neighborhood boundaries, while educational attainment is solidly above the national midpoint. Demographic statistics aggregated within a 3‑mile radius show recent population and household growth with rising incomes, which points to a gradually expanding tenant base and supports occupancy stability.
Safety indicators for the neighborhood track below national averages, with violent and property offenses elevated compared with safer U.S. areas. Recent trends are mixed: property crime has eased modestly year over year, while violent incidents show an uptick. Investors typically account for this by emphasizing active property management, lighting and access controls, and by underwriting more conservative lease‑up timelines.
The area draws on a diversified employment base within commuting distance, supporting renter demand and retention. Major employers include consumer goods, off‑price retail headquarters, distribution, energy, and paper products.
- Clorox — consumer goods (11.7 miles)
- Ross Stores — off‑price retail — HQ (35.8 miles)
- DISH Network Distribution Center — distribution (36.1 miles)
- Chevron — energy — HQ (37.3 miles)
- International Paper — paper & packaging (39.9 miles)
3268 Blue Ridge Cir is a 27‑unit, early‑1980s asset (1982) in a renter‑heavy neighborhood where occupancy trends are steady and daily‑needs amenities are convenient. The vintage suggests potential for targeted renovations and systems modernization to drive rent premiums versus older stock, while still remaining competitive on a price‑to‑value basis.
Neighborhood statistics point to a larger renter pool than many peers, median rents above the national midpoint, and a high‑cost ownership landscape that tends to sustain multifamily demand. Demographic data within a 3‑mile radius indicates population and household growth alongside rising incomes, supporting long‑term leasing fundamentals; according to WDSuite’s commercial real estate analysis, these factors align with stable occupancy and measured rent growth rather than outsized swings.
- Renter‑heavy neighborhood supports demand depth and renewal stability.
- Early‑1980s vintage offers value‑add through interior updates and systems upgrades.
- Amenities and grocery access bolster day‑to‑day livability and leasing appeal.
- High ownership costs locally reinforce reliance on rental housing, aiding retention.
- Risks: below‑average safety metrics and modest school ratings warrant conservative underwriting and proactive management.