| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 36th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4531 Romano Dr, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1979 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4531 Romano Dr, Stockton CA Multifamily Investment
Neighborhood fundamentals show a deep renter base and steady occupancy, according to WDSuite’s CRE market data, suggesting durable tenant demand in Stockton’s urban core. Investors should underwrite for rent-to-income dynamics and focus on retention strategies as the area continues to attract renters.
This Stockton Urban Core location offers day-to-day convenience that supports leasing: neighborhood amenities skew toward food and services, with strong density of restaurants and groceries relative to the metro and top quartile nationally. By contrast, neighborhood park and pharmacy access are limited, so on-site amenities and partnerships with nearby services can help with resident satisfaction and lease retention.
For investors, neighborhood occupancy is in the mid range nationally, helping underpin cash flow while leaving room for operational upside. The share of housing units that are renter-occupied is very high for the metro, indicating a large and active tenant base for multifamily operators. Median contract rents in the neighborhood sit above national norms, so pricing should be balanced with value delivery to sustain absorption and renewals.
Within a 3-mile radius, population and household counts have grown and are projected to increase further by 2028, expanding the potential tenant pool and supporting occupancy stability. The average household size trends slightly down over the forecast window, which can translate to demand for a broader mix of unit types and durable demand for smaller formats.
Home values in the neighborhood track above the national midpoint, creating a relatively high-cost ownership market that can reinforce renter reliance on multifamily housing. At the same time, a rent-to-income ratio near 30% at the neighborhood level suggests some affordability pressure; proactive lease management and amenity-driven value can help mitigate turnover risk.
Neighborhood safety indicators are mixed compared with national patterns. Overall crime sits below the national median for safety, and property crime levels are elevated relative to neighborhoods nationwide. However, recent trend data shows improvement, with both violent and property incidents declining year over year, according to WDSuite’s CRE market data.
Investors should frame safety as a neighborhood-level factor, not a property-specific claim, and consider strategies such as lighting, access control, and community engagement to support resident retention and operating performance over time.
The area draws from a diversified employment base spanning consumer products, retail headquarters, logistics, and energy, supporting renter demand via commute convenience and regional job depth. Notable nearby employers include Clorox, Ross Stores, The Clorox Company, DISH Network, and Chevron.
- Clorox — consumer products offices (9.9 miles)
- Ross Stores — retail HQ & corporate (36.0 miles) — HQ
- The Clorox Company — consumer products corporate (37.4 miles)
- DISH Network Distribution Center — logistics/distribution (37.7 miles)
- Chevron — energy corporate (37.8 miles) — HQ
Built in 1979, the 112-unit asset offers classic-vintage scale with potential for targeted renovations and system upgrades to drive NOI while remaining competitive against older nearby stock. Neighborhood data points to a large renter-occupied housing base and mid-range occupancy, supporting day-one demand with room for operational improvements. Based on CRE market data from WDSuite, amenity density is strong for restaurants and groceries, while park and pharmacy access are thinner—an opportunity for on-site programming to support retention.
Within a 3-mile radius, population and households are growing and are projected to expand further by 2028, implying a larger tenant base and support for occupancy stability. Ownership costs in the neighborhood trend above national midpoints, reinforcing reliance on rental options; balancing this with a neighborhood rent-to-income ratio near 30% suggests prudent pricing and value-add execution will be important for renewals and steady absorption.
- Large renter-occupied housing base supports consistent tenant demand
- 1979 vintage enables value-add and systems modernization to lift NOI
- Strong restaurant and grocery density; leverage on-site services to bolster retention
- 3-mile population and household growth expands the leasing funnel through 2028
- Risks: elevated property-crime context and rent-to-income pressure require focused security and renewal strategies