| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 52nd | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4738 Grouse Run Dr, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1979 |
| Units | 74 |
| Transaction Date | 2001-11-14 |
| Transaction Price | $5,823,500 |
| Buyer | 4738 GROUSE RUN LLC |
| Seller | GROUSE RUN PARTNERS LP |
4738 Grouse Run Dr Stockton Multifamily Investment
Neighborhood occupancy remains strong and renter concentration is deep, supporting stable leasing according to WDSuite’s CRE market data. This inner-suburb location in Stockton offers durable renter demand with room for disciplined rent management.
The property sits in an A+ rated inner-suburb neighborhood that ranks 7 out of 179 Stockton neighborhoods, indicating competitive fundamentals within the metro. Neighborhood occupancy is high with limited turnover, a positive backdrop for maintaining collections and minimizing downtime (these metrics describe the neighborhood, not the property).
Daily-needs access is a strength: grocery and pharmacy density place the area above the metro median and in the top quartile nationally, while parks and restaurants also score well. Café density is thinner, but overall amenity availability (rank 18 of 179; 74th percentile nationally) supports resident convenience and retention.
Renter concentration in the neighborhood is elevated (rank 6 of 179; high national percentile), signaling a sizable tenant base for multifamily operators and consistent leasing velocity. Median contract rents and rent growth trends sit above many national peers, while the neighborhood’s rent-to-income ratio of about one-quarter suggests manageable affordability pressure that can support pricing power with prudent renewals.
Within a 3-mile radius, WDSuite data shows population growth over the past five years with further gains forecast, plus increases in households and incomes. This points to a larger tenant base and improving renter profiles that can support occupancy stability and measured rent growth. Average school ratings are moderate, which may appeal to value-oriented households while still offering access to family-serving amenities.
Safety conditions should be evaluated thoughtfully. Compared with neighborhoods nationwide, this area sits in lower safety percentiles, and within the Stockton metro its crime rank (127 of 179) indicates relatively higher reported incidents than many peer neighborhoods. Recent year-over-year estimates also indicate increases in property and violent offense rates. Trends can vary by block and over time, so investors typically budget for security measures and resident communication to support retention.
Proximity to regional corporate employers supports a commuting renter base and leasing durability, particularly for workforce and operations roles tied to distribution and corporate services noted below.
- Clorox — corporate offices (10.1 miles)
- Ross Stores — corporate offices (36.2 miles) — HQ
- DISH Network Distribution Center — distribution/logistics (37.5 miles)
- The Clorox Company — corporate offices (37.6 miles)
- Chevron — corporate offices (37.9 miles) — HQ
This 74-unit asset benefits from a high-occupancy neighborhood with a deep renter pool, strong daily-needs amenities, and rent levels that remain supportable relative to incomes. According to CRE market data from WDSuite, the neighborhood’s occupancy performance sits well above national norms, while renter concentration is among the highest in the metro—conditions that generally support leasing stability and reduce exposure to prolonged vacancy.
Within a 3-mile radius, population and household counts have grown and are projected to rise further alongside higher incomes, indicating ongoing renter pool expansion and capacity for measured rent growth. Elevated home values and a high value-to-income ratio in the neighborhood suggest a high-cost ownership market, which tends to reinforce reliance on multifamily housing; at the same time, a relatively modest rent-to-income ratio supports retention when renewals are managed carefully. Key risks include below-average safety percentiles and potential competition from ownership if forecast tenure shifts materialize, making active asset management and resident engagement important.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Daily-needs amenities (groceries, pharmacies, parks) in top national tiers aid retention
- 3-mile demographic growth and rising incomes point to a larger tenant base
- Ownership costs remain elevated locally, bolstering multifamily demand and pricing power
- Risks: below-average safety percentiles and possible tenure shifts toward ownership