| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 50th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3286 Blue Ridge Cir, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1984 |
| Units | 56 |
| Transaction Date | 2001-06-20 |
| Transaction Price | $2,200,000 |
| Buyer | BLUE RIDGE HEIGHTS LLC |
| Seller | RAYMOND P CERNOTA SURVIVORS TRUST |
3286 Blue Ridge Cir Stockton Multifamily Investment
Neighborhood occupancy remains steady with a deep renter base, according to WDSuite’s CRE market data, supporting durable leasing for a 56-unit asset in Stockton’s Urban Core.
Livability indicators point to everyday convenience for renters. Cafes and restaurants score competitively among 179 Stockton neighborhoods, with cafe density in the top quartile nationally and grocery access also strong by national benchmarks. Park and pharmacy counts are limited within the immediate neighborhood, so residents typically rely on nearby corridors for recreation and services.
For investors assessing demand, the neighborhood s renter-occupied share is 53.7% (above the metro median among 179 neighborhoods), indicating a sizable tenant pool and resilience for multifamily leasing. Neighborhood occupancy is 91.6% and has edged higher over the past five years, suggesting stable absorption rather than volatility. Median contract rents in the area sit above national medians, while the rent-to-income ratio near 0.20 supports retention and measured pricing decisions.
Home values benchmark above national medians and the value-to-income ratio is elevated relative to U.S. norms, signaling a high-cost ownership market that can reinforce reliance on rental housing. School options average 2.0 out of five and trend below national norms; investors should calibrate unit mix, amenities, and marketing toward segments less sensitive to school ratings.
Within a 3-mile radius, demographics show recent population growth with rising median incomes and a projected increase in households over the next five years, expanding the potential renter pool and supporting occupancy stability. Based on CRE market data from WDSuite, neighborhood-level fundamentals are competitive among Stockton neighborhoods, with amenities and renter concentration supporting multifamily demand.
Safety compares below national averages for neighborhoods, with overall and violent offense measures in lower national percentiles. Within the Stockton metro (179 neighborhoods), the area ranks below the metro median on crime indicators, so underwriting should incorporate prudent security measures and insurance assumptions.
Notably, property offense rates have declined over the past year, indicating incremental improvement, while remaining an important diligence item. Use block- and parcel-level reviews, plus recent comparables, to validate trend direction before finalizing terms.
Regional employment anchors within commuting range include consumer products, discount retail headquarters, satellite TV distribution, and energy corporate offices, supporting a broad renter base and commute convenience for workforce households.
- Clorox — consumer products offices (11.8 miles)
- Ross Stores — discount retail (35.8 miles) — HQ
- DISH Network Distribution Center — logistics & distribution (36.0 miles)
- The Clorox Company — consumer products offices (37.2 miles)
- Chevron — energy corporate offices (37.3 miles) — HQ
3286 Blue Ridge Cir offers scale at 56 units in a renter-heavy pocket where neighborhood occupancy is stable and renter-occupied housing is above the metro median. Elevated home values relative to incomes point to a high-cost ownership market, which can sustain multifamily demand and support lease retention. According to commercial real estate analysis from WDSuite, area rents sit above national medians while rent-to-income ratios remain manageable, enabling disciplined pricing without overextending residents.
Built in 1984, the asset is slightly newer than the neighborhood average vintage, suggesting competitive positioning versus older stock while still warranting targeted capital plans for aging systems and value-add upgrades. Within a 3-mile radius, recent and projected gains in population and households expand the tenant base over the medium term, supporting occupancy stability and NOI durability through cycles.
- Renter concentration above the metro median supports a larger tenant base and steadier leasing
- Neighborhood occupancy near the low-90s with gradual improvement underpins cash-flow stability
- High-cost ownership market reinforces reliance on rentals and pricing power management
- 1984 vintage offers light value-add and systems modernization potential versus older nearby stock
- Risk: Safety indicators are below metro and national benchmarks; plan for security and insurance in underwriting