| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 18th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4550 Shelley Ct, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1979 |
| Units | 86 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4550 Shelley Ct, Stockton CA Multifamily Investment
Stabilized renter demand in a high-cost ownership pocket supports consistent leasing, according to WDSuite’s CRE market data, with neighborhood occupancy trends offering durable cash flow potential.
Located in Stockton’s Urban Core, the area surrounding 4550 Shelley Ct shows balanced livability drivers for workforce renters. Amenity access is competitive among metro peers, with restaurant, cafe, grocery, and pharmacy density ranking in the top quartile among 179 metro neighborhoods, supporting day-to-day convenience and tenant retention.
Neighborhood occupancy is measured for the neighborhood, not the property, and sits below the metro median by rank (138 out of 179). However, a high share of renter-occupied housing units (rank 9 of 179) signals a deep tenant base and recurring multifamily demand. Median contract rents track mid-pack locally, reinforcing steady absorption rather than premium positioning.
Within a 3-mile radius, population and households have expanded over the past five years, and forward-looking projections point to additional household growth and a modest reduction in average household size. For investors, this suggests a larger tenant base and more renters entering the market, which can support occupancy stability and leasing velocity over time.
The median home value in the neighborhood is elevated relative to local incomes, and value-to-income ratios rank high in the metro, indicating a high-cost ownership market. For multifamily owners, this typically sustains renter reliance on apartments and can support pricing power and lease retention. The average construction year in the area skews mid-1970s, so 1970s-vintage assets can compete with similar stock while benefiting from targeted renovations to capture value-add upside.
Safety metrics for the neighborhood trail national benchmarks, with national percentiles indicating below-average safety compared with neighborhoods nationwide. By metro rank, the area sits around the middle of 179 neighborhoods, which suggests investors should underwrite prudent security measures and consider tenant expectations accordingly.
Recent trends show estimated year-over-year declines in both property and violent offense rates, according to WDSuite’s data, a constructive direction to monitor. Use comparative framing against the Stockton metro and national trends rather than block-level assumptions when evaluating on-site protocols and capital planning.
Proximity to a diverse employment base supports renter demand and commute convenience, with nearby roles spanning consumer goods, telecom distribution, off-price retail, and energy. The employers below represent notable demand anchors within a commutable radius.
- Clorox — consumer goods (10.1 miles)
- DISH Network Distribution Center — telecom distribution & logistics (37.3 miles)
- Ross Stores — off-price retail corporate (37.6 miles) — HQ
- The Clorox Company — consumer goods (38.9 miles)
- Chevron — energy corporate (39.4 miles) — HQ
This 86-unit, 1979-vintage asset sits in a renter-heavy neighborhood where elevated ownership costs and strong amenity access underpin steady multifamily demand. Neighborhood occupancy trends, based on CRE market data from WDSuite, remain supportive of cash flow while positioning the asset for operational upside via targeted renovations and focused tenant retention strategies.
Within a 3-mile radius, recent population and household growth, alongside forecasts for additional household expansion and gradually smaller household sizes, point to a growing renter pool over the medium term. Given mid-market rent positioning locally and a high share of renter-occupied units, the property can compete effectively against similar 1970s stock, with value-add improvements offering pathways to enhance rent roll and durability of income. Key risks include safety metrics that lag national norms and rent-to-income levels that suggest affordability pressure, warranting disciplined leasing and expense management.
- Renter-heavy neighborhood and elevated ownership costs support durable tenant demand
- Amenity-rich Urban Core location aids retention and day-to-day convenience
- 1979 vintage offers value-add potential to improve competitive positioning
- 3-mile area growth and projected household gains expand the renter base
- Risks: below-national safety standing and affordability pressure call for prudent operations