| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 28th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 429 N Grant St, Stockton, CA, 95202, US |
| Region / Metro | Stockton |
| Year of Construction | 1973 |
| Units | 34 |
| Transaction Date | 2001-09-28 |
| Transaction Price | $792,500 |
| Buyer | KHAN SABAR JAN |
| Seller | RODRIGUEZ DANIEL |
429 N Grant St Stockton Multifamily Investment Opportunity
Renter concentration is high in this Stockton neighborhood, supporting a consistent tenant base amid strong nearby amenity density, according to WDSuite s CRE market data. While neighborhood occupancy trends are softer, proximity to daily needs and employment corridors underpins steady renter demand.
Located in Stockton s inner-suburb fabric, the area surrounding 429 N Grant St offers daily convenience that supports multifamily leasing. Grocery access is competitive among Stockton neighborhoods (ranked 4th of 179) and in the top quartile nationally, with restaurants similarly strong (2nd of 179; top quartile nationally). Parks access also ranks near the top of the metro (4th of 179; top quartile nationally), offering lifestyle amenities that help with retention. Caf e9 density is likewise competitive (17th of 179). Childcare options are limited locally, so operators may see some household demand shift toward nearby alternatives.
The neighborhood skews heavily renter-occupied (renter-occupied share ranks 5th of 179; top quartile nationally), indicating depth in the tenant pool for smaller-unit product. Median contract rents in the neighborhood remain lower in the metro context, which can aid leasing velocity, though the neighborhood s occupancy rate is below most Stockton submarkets (ranked 174th of 179). Operators should prioritize marketing, renewals, and unit turns to stabilize. Home values point to a high-cost ownership market relative to incomes (value-to-income ratio in the top quartile nationally), which tends to reinforce reliance on multifamily housing over ownership and can support pricing power when operations are disciplined.
Vintage matters for capital planning. The average construction year in this neighborhood skews older (1931), while the subject s 1973 vintage is newer than much of the local stock. That positioning can be a leasing advantage versus prewar assets, though investors should still plan for ongoing system modernization and targeted value-add to remain competitive.
Demographics within a 3-mile radius show population growth, rising household counts, and an expanding income profile, supporting a larger tenant base over the next five years. Forecasts indicate more households and higher median incomes by 2028, which can translate to demand for refreshed units and support occupancy stability and rent trade-ups over time.
School ratings in the neighborhood are lower compared with national benchmarks, so family-oriented leasing may require sharper pricing and amenity positioning. Rent-to-income ratios indicate some affordability pressure, suggesting asset management should focus on renewals, staggered lease expirations, and measured rent steps to support retention.
Safety indicators for the neighborhood are below the metro average (overall crime rank 99th of 179), and national percentiles suggest the area is less safe than many neighborhoods nationwide. That said, recent trend data points to improvement, with both property and violent offense rates showing year-over-year declines. Operators typically address this through visible on-site management, lighting, and access control to support resident confidence and retention.
Nearby employers span consumer goods, retail headquarters, energy, and logistics, supporting a broad workforce renter base and commute convenience for residents. The list below highlights major names within driving range that can help sustain leasing and renewal demand.
- Clorox consumer goods manufacturing/operations (7.6 miles)
- Ross Stores retail HQ and corporate services (37.4 miles) HQ
- The Clorox Company corporate offices (38.8 miles)
- Chevron energy corporate offices (39.5 miles) HQ
- DISH Network Distribution Center logistics & distribution (39.8 miles)
This 34-unit, 1973-vintage asset sits in a renter-heavy Stockton neighborhood where day-to-day amenities are a strength and ownership costs remain elevated relative to local incomes. According to CRE market data from WDSuite, the neighborhood s renter-occupied share is among the highest in the metro, supporting a deep tenant base for smaller units, while grocery, restaurant, and park access rank competitively across Stockton and in the top quartile nationally. Although neighborhood occupancy trends are softer than most local peers, a growing 3-mile population and rising household counts support a path to stable leasing with focused operations.
The asset s vintage is newer than much of the neighborhood s older housing stock, offering a relative positioning edge versus prewar properties. Investors should still underwrite ongoing system updates and targeted unit renovations to capture rent trade-ups as the surrounding 3-mile area sees income growth. Affordability pressures (rent-to-income) warrant measured rent steps and renewal strategies to balance pricing power with retention. Safety indicators trail metro norms but have been improving year over year, suggesting operational best practices can further support resident confidence.
- High renter-occupied share supports a deep tenant base and leasing velocity
- Strong grocery, restaurant, and park access aids retention and daily convenience
- 1973 vintage offers competitive positioning versus older neighborhood stock with value-add potential
- 3-mile population and household growth underpin long-term demand and occupancy stability
- Risks: softer neighborhood occupancy, lower school ratings, and safety below metro average; mitigate with asset management, security, and targeted renovations