| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 36th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4514 McGaw St, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1984 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4514 McGaw St, Stockton CA — Multifamily with Deep Renter Base
Renter-occupied housing is prevalent in the immediate neighborhood, supporting a consistent tenant pool and leasing velocity, according to WDSuite’s CRE market data. Occupancy in the area tracks in the upper half nationally while amenities are dense, reinforcing day-to-day livability for residents.
Positioned in Stockton’s Urban Core, the property sits in a neighborhood rated A- and ranked 43 out of 179 locally — top quartile among Stockton neighborhoods. Amenity access is a differentiator: grocery and restaurant density score near the top of the metro, and café availability is similarly strong, which can bolster resident satisfaction and retention.
The share of housing units that are renter-occupied is high (ranked 2 of 179), indicating deep multifamily demand locally and a broad prospect base for leasing. Neighborhood occupancy is above the national midpoint, though below the Stockton median, suggesting stable demand with room for operational execution to drive performance relative to peers.
Within a 3-mile radius, demographics point to steady population growth and a growing household count, implying a larger tenant base over the next few years. Median incomes have risen notably and are projected to continue increasing, while contract rents in the area have climbed and are forecast to advance further — dynamics that support revenue potential when paired with disciplined affordability management.
Construction vintage for the asset is 1984, slightly newer than the neighborhood average stock from the late 1970s. For investors, that positioning can temper near-term capital needs versus older comparables while still leaving room for targeted modernization and value-add upgrades to improve competitive standing.
Local context presents mixed but manageable considerations. Parks and pharmacies are sparse in the immediate neighborhood, and average school ratings trend on the lower side relative to national benchmarks; both factors can influence family-oriented renter segments. At the same time, elevated home values relative to incomes in the area create a high-cost ownership market, which can reinforce reliance on rental housing and support tenant retention.
Safety indicators are mixed. At the metro level, the neighborhood’s crime rank sits near the Stockton median (86 out of 179), while national comparisons show below-average safety levels. Recent trend data is constructive, with materially declining violent and property offense estimates year over year, suggesting gradual improvement. Investors should underwrite with conservative assumptions while recognizing the directional trend.
The employment base within commuting range combines regional operations and corporate offices that help support renter demand and retention through diverse job opportunities. Nearby employers include Clorox, Ross Stores, DISH Network Distribution Center, and Chevron.
- Clorox — consumer products offices (9.8 miles)
- Ross Stores — retail corporate (36.1 miles) — HQ
- DISH Network Distribution Center — logistics/distribution (37.7 miles)
- Chevron — energy corporate (37.9 miles) — HQ
4514 McGaw St offers exposure to a Stockton neighborhood with strong renter concentration and amenity density that supports day-to-day livability. Neighborhood occupancy sits in the upper half nationally, and elevated ownership costs relative to incomes tend to sustain reliance on rental housing, supporting demand durability. Based on CRE market data from WDSuite, café, grocery, and restaurant availability rank competitively within the metro, which can aid leasing and retention.
Built in 1984, the asset is slightly newer than the area’s late-1970s average, creating a platform for targeted value-add (interiors, common areas, energy systems) without the immediate capital intensity often associated with older stock. Within a 3-mile radius, population and household counts are expanding, with incomes trending higher and rents projected to continue rising — a backdrop that supports occupancy stability and measured rent growth when paired with prudent lease management.
- High renter-occupied share indicates deep tenant base and leasing depth
- Amenity-rich location (groceries, cafés, restaurants) competitive within Stockton
- 1984 vintage supports targeted value-add with moderated near-term capex
- 3-mile radius shows expanding population and households, reinforcing demand
- Risks: below-average national safety metrics, limited parks/pharmacies, and lower school ratings