| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 52nd | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4804 Grouse Run Dr, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1980 |
| Units | 84 |
| Transaction Date | 2001-11-14 |
| Transaction Price | $5,823,500 |
| Buyer | 4738 GROUSE RUN LLC |
| Seller | GROUSE RUN PARTNERS LP |
4804 Grouse Run Dr Stockton 84-Unit Multifamily
Neighborhood fundamentals point to steady renter demand and high occupancy for this Stockton inner-suburb location, according to CRE market data from WDSuite. These observations reflect neighborhood conditions rather than the property’s own occupancy.
Located in an Inner Suburb pocket of Stockton rated A+, the neighborhood ranks 7 out of 179 metro neighborhoods, placing it among the top tier locally. Convenience-oriented amenities are a differentiator: grocery stores, pharmacies, parks, and restaurants score in the upper national percentiles, while cafes are less prevalent. Average school ratings hover around 3 out of 5, indicating serviceable K–12 options that can support family renter retention.
Neighborhood occupancy is strong, sitting in the 92nd percentile nationally and competitive among Stockton neighborhoods (rank 28 of 179). The renter-occupied share of housing units is high (rank 6 of 179; 97th percentile nationally), signaling a deep tenant base and durable leasing demand for multifamily assets.
Within a 3-mile radius, population and household counts have trended upward over the last five years, with projections pointing to further population growth and a larger household base. Forecasts also indicate slightly smaller average household sizes, which can favor demand for one- and two-bedroom units and support occupancy stability.
Elevated home values relative to local incomes (high national percentile for value-to-income) characterize a higher-cost ownership market. In investor terms, this often sustains reliance on rental housing, helping pricing power and lease-up consistency, while the neighborhood’s rent-to-income levels suggest prudent attention to affordability and renewal strategies.
Safety indicators for this neighborhood track below national averages and are weaker than many parts of the Stockton metro (crime rank 127 of 179). National percentiles are on the low end, so prudent operating practices—such as lighting and controlled access—are typical considerations for similar inner-suburban assets.
Comparing neighborhood trendlines to metro and national benchmarks over time can help investors assess whether conditions are stabilizing or improving, while tailoring on-site measures to resident needs can support retention.
Nearby employment is diversified across consumer products, retail headquarters, telecom distribution, and energy. Proximity to Clorox, Ross Stores, DISH Network Distribution Center, The Clorox Company, and Chevron supports renter demand through commute convenience and workforce depth.
- Clorox — consumer products (10.1 miles)
- Ross Stores — off-price retail (36.2 miles) — HQ
- DISH Network Distribution Center — telecom distribution (37.4 miles)
- The Clorox Company — consumer products (37.6 miles)
- Chevron — energy (37.9 miles) — HQ
This 84-unit asset benefits from a Stockton neighborhood that is top-tier locally and exhibits high occupancy and a deep renter-occupied housing base. Elevated ownership costs in the area tend to reinforce reliance on multifamily housing, supporting pricing power and lease retention when paired with amenity access that scores well relative to national peers.
Demographic data aggregated within a 3-mile radius shows recent population and household growth, with forecasts pointing to a larger tenant base and slightly smaller household sizes—conditions that can sustain demand for 1–2 bedroom product. According to CRE market data from WDSuite, neighborhood occupancy ranks competitively within the metro and in the upper national percentiles, reinforcing the case for stable leasing performance while suggesting thoughtful affordability management.
- Strong neighborhood positioning — top-tier rank (7 of 179) within Stockton supports leasing velocity
- High renter concentration — deep tenant base (rank 6 of 179; 97th percentile nationally) underpins demand
- Amenity access — groceries, pharmacies, parks, and restaurants test well nationally, aiding resident retention
- Demand tailwinds — 3-mile population and household growth with smaller household sizes favor 1–2BR leasing
- Risks — safety metrics trail national averages and rent-to-income levels warrant careful renewal and pricing strategy