| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 50th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3619 W Benjamin Holt Dr, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1974 |
| Units | 89 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3619 W Benjamin Holt Dr Stockton Multifamily Investment
This 89-unit property sits in an Urban Core neighborhood where renter-occupied units represent over 90% of housing tenure and neighborhood-level occupancy exceeds 91%, supporting stable demand dynamics according to CRE market data from WDSuite.
3619 W Benjamin Holt Dr is located in an Urban Core neighborhood in Stockton, California, grading B+ overall and ranking 56th among 179 metro neighborhoods. Within a 3-mile radius, the area supports approximately 79,800 residents and 27,500 households, with a renter-occupied share of 44% and median household income of $87,677. Demographic statistics aggregated within this radius show household income has grown 32% over the past five years, and forecasts project median income will climb to $139,392 by 2028—a 59% increase that supports sustained rental demand and pricing power.
The property was built in 1974, making it older than the neighborhood average construction year of 1980. For investors, this vintage signals potential value-add opportunities through unit renovations, common-area upgrades, and capital improvements that can drive rent premiums and improve competitive positioning. Neighborhood-level median contract rent stands at $1,404, ranking 79th and placing in the 75th percentile nationally. The property's average unit size of approximately 797 square feet aligns with local rental product, supporting efficient turnover and appeal to a broad tenant base.
Neighborhood-level occupancy is reported at 91.6%, ranking 130th among metro neighborhoods and in the 52nd percentile nationally—indicating stable but not exceptional absorption relative to other Stockton submarkets. The renter-occupied share of housing units ranks 26th and scores in the 91st percentile nationwide, underscoring a deep pool of rental households and limited ownership competition. Median home values in the neighborhood have risen 36% over five years to $451,659, ranking in the 81st percentile nationally. Elevated ownership costs sustain rental demand by limiting accessibility to ownership and reinforcing reliance on multifamily housing, which supports tenant retention and lease-up velocity.
Amenity density is mixed. The neighborhood ranks 6th for cafes per square mile (94th percentile nationally) and 60th for grocery stores (82nd percentile), providing convenient daily services that enhance tenant appeal. However, childcare facilities, parks, and pharmacies register zero density, ranking 179th locally. Average school ratings stand at 2.0 out of 5, ranking 37th and in the 37th percentile nationally—a consideration for families but less material for workforce and single-tenant demand. Investors should weigh the neighborhood's strong renter concentration and income trajectory against limited family-oriented amenities and below-average school performance when underwriting tenant mix and retention strategies.
The neighborhood's crime rank is 107th among 179 Stockton metro neighborhoods, placing it in the 34th percentile nationally—indicating higher crime levels relative to most U.S. neighborhoods. Property offense rates are estimated at 639.6 incidents per 100,000 residents, ranking 79th locally and in the 32nd percentile nationwide. Over the past year, property crime has declined by approximately 5.2%, ranking 78th and in the 44th percentile for year-over-year improvement. Violent offense rates stand at 135.1 per 100,000 residents, ranking 103rd locally and in the 26th percentile nationally, though violent crime has increased 21.9% year-over-year, ranking 99th and in the 35th percentile for trend direction.
For investors, these metrics suggest safety conditions are below metro and national medians, with property crime showing modest improvement but violent crime trending upward. Underwriting should account for potential impacts on tenant perception, retention, and insurance costs. Security enhancements—such as improved lighting, gated access, or surveillance—may support tenant confidence and lease renewal rates. Crime dynamics vary widely within urban core neighborhoods, and localized conditions may differ from broader area trends.
The property benefits from proximity to several corporate offices anchoring the regional employment base, supporting workforce housing demand and commute convenience. Nearest employers include Clorox, Ross Stores, and DISH Network distribution operations.
- Clorox — consumer products (11.8 miles)
- Ross Stores — retail corporate headquarters (35.3 miles) — HQ
- DISH Network Distribution Center — logistics & distribution (36.2 miles)
- The Clorox Company — consumer products (36.7 miles)
- Chevron — energy corporate headquarters (36.8 miles) — HQ
This 89-unit multifamily asset presents a value-add opportunity in a neighborhood characterized by strong renter concentration and rising household incomes. The property's 1974 vintage offers investors the potential to implement strategic capital improvements—unit upgrades, common-area enhancements, and operational efficiencies—that can drive rent growth and improve competitive positioning within the local market.
Neighborhood-level renter occupancy exceeds 90%, ranking in the 91st percentile nationally, and median household income is forecast to increase 59% by 2028, supporting sustained demand and pricing power. Median home values have risen 36% over five years to $451,659, placing homeownership out of reach for many households and reinforcing reliance on rental housing. These dynamics create a favorable environment for lease-up velocity, tenant retention, and long-term cash flow stability.
The property benefits from proximity to major employers including Clorox and regional distribution centers, supporting workforce housing demand. High-density amenities such as cafes and grocery stores enhance daily convenience and tenant appeal. Investors should weigh these strengths against below-average school ratings and elevated crime metrics relative to national benchmarks, which may influence tenant mix and underwriting assumptions. Overall, the asset offers a compelling risk-adjusted return profile for operators focused on value creation in markets with strong demographic tailwinds and limited ownership competition.