| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 18th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4494 Townehome Dr, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1980 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | $1,775,000 |
| Buyer | SCHELLINCK EDWARD M |
| Seller | BRAZOS PARTNERS L P |
4494 Townehome Dr Stockton Multifamily Opportunity
Renter demand is supported by a high renter-occupied share in the neighborhood and improving occupancy, according to WDSuite's CRE market data, with positioning that favors steady leasing over the cycle.
Situated in Stockton's Urban Core, the neighborhood carries a B+ rating and is competitive among 179 metro neighborhoods. Amenity access is a relative strength—cafes, restaurants, groceries, and pharmacies rank in the top quartile nationally—which supports day-to-day livability and resident retention. However, immediate park access is limited and should be considered when planning on-site open space or amenities.
Multifamily tenure is deep: roughly two-thirds of housing units in the neighborhood are renter-occupied, indicating a sizable tenant base and durable demand for larger properties. Neighborhood occupancy sits near the national middle but has trended upward in recent years, supporting expectations for stable leasing.
Within a 3-mile radius, population and household counts have increased over the past five years, with projections pointing to further growth and a larger renter pool. Median and mean household incomes have also risen, which can aid absorption and renewal rates, while a modest shift toward smaller average household size suggests continued demand for a range of unit types. This directional backdrop, paired with commercial real estate analysis from WDSuite, points to steady renter inflows over the medium term.
Home values in the neighborhood are elevated relative to local incomes (high national value-to-income percentile), indicating a high-cost ownership market. That dynamic tends to reinforce reliance on multifamily housing and can support pricing power, though lease management should account for rent-to-income pressures when adjusting rents.
Vintage context: the property was built in 1980, slightly newer than the neighborhood's average vintage. That positioning can be competitive versus older stock; capital plans should still anticipate modernization of systems and common areas to meet current renter expectations.
Neighborhood safety indicators track below national averages, reflecting higher reported incidents than many areas nationwide. Even so, recent year-over-year readings show meaningful declines in both property and violent offenses, suggesting improving momentum. Investors should underwrite prudent security and lighting upgrades, and consider how on-site management and design can support resident comfort.
Across Stockton, conditions vary by neighborhood. This area shows improving trend data, which is constructive, while still warranting standard risk controls and proactive tenant engagement in operations.
Nearby corporate and distribution employers—Clorox, DISH Network Distribution Center, Ross Stores, The Clorox Company, and Chevron—support a diverse commuting base that can aid tenant retention and leasing stability.
- Clorox — consumer products (10.2 miles)
- DISH Network Distribution Center — distribution (37.2 miles)
- Ross Stores — corporate offices (38.1 miles) — HQ
- The Clorox Company — corporate offices (39.4 miles)
- Chevron — corporate offices (39.9 miles) — HQ
This 94-unit asset at 4494 Townehome Dr combines scale with a renter-heavy neighborhood and upward-trending occupancy, supporting steady leasing fundamentals. The 1980 vintage is slightly newer than the neighborhood's average, positioning the property competitively versus older stock while leaving room for targeted modernization to capture renewal lift and value-add potential. According to CRE market data from WDSuite, the surrounding neighborhood's amenity access is a relative strength, while ownership costs remain elevated versus incomes—a backdrop that sustains reliance on multifamily housing.
Within a 3-mile radius, population and household growth—alongside rising incomes—point to a larger tenant base over the next few years. Investors should balance this demand picture with affordability pressure (rent-to-income near one-third), limited park access, and localized safety considerations, using pragmatic lease management and modest capital upgrades to support retention and NOI durability.
- Renter-heavy neighborhood and improving occupancy underpin leasing stability.
- Slightly newer 1980 vintage with potential to unlock value through selective updates.
- Strong amenity access and high-cost ownership context sustain multifamily demand.
- 3-mile population and household growth widen the tenant base.
- Risks: rent-to-income pressure, limited park access, and safety underwriting needs.