| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 52nd | Good |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5020 Virtue Arc Dr, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1978 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5020 Virtue Arc Dr Stockton Multifamily Investment
This 88-unit property built in 1978 sits in a neighborhood with 98.6% occupancy and strong rental demand, where 71% of housing units are renter-occupied according to WDSuite's CRE market data.
This inner suburb neighborhood ranks 7th among 179 metro neighborhoods with an A+ overall rating, reflecting strong fundamentals for multifamily investments. The area maintains exceptional occupancy at 98.6%, ranking in the 92nd percentile nationally and demonstrating robust rental demand stability. With 70.7% of housing units renter-occupied—ranking 6th metro-wide—the neighborhood provides a deep tenant pool for sustained leasing performance.
Built in 1978, this property aligns with the neighborhood's average construction year of 1977, suggesting potential value-add opportunities through strategic capital improvements and unit upgrades. The median contract rent of $1,362 ranks 88th among metro neighborhoods while maintaining affordability for the local workforce, with household incomes averaging $65,323 in the immediate area.
Demographics within a 3-mile radius show a population of nearly 147,000 with stable growth trends and balanced age distribution supporting rental demand. The area offers strong amenity access with grocery stores, restaurants, and childcare facilities ranking in the top quartile nationally, enhancing tenant retention appeal. Home values averaging $402,396 with a 6.16 value-to-income ratio reinforce rental demand as ownership costs remain elevated relative to local incomes.
Safety metrics present mixed signals that warrant careful consideration in investment analysis. Property crime rates rank 128th among 179 metro neighborhoods, placing this area in the lower quartile for property security. Recent trends show property crime increased 32.7% year-over-year, though this ranks in the 24th percentile nationally, suggesting the increase is less severe than many comparable markets.
Violent crime rates show 337 incidents per 100,000 residents, ranking 122nd metro-wide and in the 14th percentile nationally. Investors should factor security considerations into property management strategies, including adequate lighting, access controls, and potential partnerships with local law enforcement for enhanced tenant safety and retention.
The regional employment base includes major corporate offices within commuting distance, supporting workforce housing demand for this multifamily property.
- Clorox — consumer goods manufacturing (10.3 miles)
- Ross Stores — retail headquarters (36.6 miles) — HQ
- DISH Network Distribution Center — telecommunications distribution (37.2 miles)
- The Clorox Company — corporate offices (38.0 miles)
- Chevron — energy headquarters (38.3 miles) — HQ
This 88-unit property offers compelling fundamentals anchored by exceptional neighborhood occupancy of 98.6% and a dominant 71% rental tenure share that ranks 6th metro-wide. The 1978 construction year presents value-add potential through strategic renovations while benefiting from an established tenant base in a stable inner suburb location.
Regional demographics within a 3-mile radius support sustained rental demand with nearly 147,000 residents and balanced household formation trends. According to multifamily property research from WDSuite, the neighborhood's A+ rating reflects strong amenity access and infrastructure supporting long-term tenant retention, though investors should carefully evaluate security enhancements given elevated property crime trends.
- Exceptional 98.6% neighborhood occupancy ranking 92nd percentile nationally
- Strong rental market with 71% of housing units renter-occupied
- Value-add opportunity with 1978 vintage allowing strategic improvements
- Stable demographics supporting workforce housing demand
- Risk consideration: Property crime trends require enhanced security planning