| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 59th | Best |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5858 Morgan Pl, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1983 |
| Units | 99 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5858 Morgan Pl, Stockton CA Multifamily Investment
Stabilized renter demand in an A-rated inner-suburban pocket of Stockton supports durable operations, according to WDSuite s CRE market data for the surrounding neighborhood.
This inner-suburban neighborhood ranks 26 out of 179 across the Stockton metro, placing it in the top quartile nationally for overall quality. Local dynamics show full neighborhood occupancy (measured for the neighborhood, not the property), which signals steady leasing conditions and supports pricing discipline for professionally managed assets.
Livability leans family-oriented with strong parks and childcare access (both high relative to peers), while restaurants are comparatively available. Immediate walk-to grocery and pharmacy options are limited, so residents typically drive for errands a manageable tradeoff in return for quieter residential streets. Median contract rents in the neighborhood are above national norms, but the rent-to-income ratio sits around 0.18, suggesting manageable affordability pressure that can aid retention and reduce turnover risk.
Within a 3-mile radius, population and household counts have trended upward and are projected to continue growing, indicating a larger tenant base and potential renter pool expansion. Rising household incomes in the same 3-mile area further underpin effective demand for market-rate units. Based on multifamily property research from WDSuite, elevated home values in the neighborhood relative to national levels indicate a high-cost ownership market, which typically sustains reliance on rentals and supports occupancy stability.
Vintage context: the average neighborhood construction year is 1980, and the subject s 1983 vintage is slightly newer. That positioning can remain competitive against older stock, though investors should plan for targeted modernization and system updates to enhance leasing velocity and capture renovation-driven rent premiums.
Neighborhood safety indicators sit near the national middle, with overall crime conditions competitive among Stockton neighborhoods (ranked 54 of 179). Recent trends show improvement: both property and violent offense rates have declined year over year, which is a constructive directional signal for long-term operations. These metrics are neighborhood-level, not specific to this property.
Compared nationally, safety percentiles are around average, so investors should underwrite routine security and lighting upgrades common for 1980s assets while monitoring ongoing metro trends. Directional improvement, combined with stable occupancy in the neighborhood, can help support tenant retention.
Proximity to regional employers supports commuter convenience and leasing stability, with corporate offices concentrated within 11 37 miles. The tenant base can draw from Clorox, Ross Stores, DISH Network, and Chevron mentioned below.
- Clorox — corporate offices (11.1 miles)
- Ross Stores — corporate offices (35.6 miles) — HQ
- DISH Network Distribution Center — distribution operations (36.7 miles)
- Chevron — corporate offices (37.2 miles) — HQ
This 99-unit, 1983-vintage asset benefits from top-quartile neighborhood positioning in the Stockton metro and full neighborhood occupancy, indicating resilient renter demand for well-managed multifamily. Elevated home values at the neighborhood level relative to national benchmarks support rental reliance, while a rent-to-income ratio near 0.18 points to manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, the surrounding 3-mile area shows population and household growth, translating to a broader tenant base and potential support for occupancy stability over the hold period.
The 1983 vintage is slightly newer than the neighborhood average, suggesting competitive positioning versus older stock, with scope for targeted value-add: exterior refresh, common-area activations, and in-unit modernization that can sharpen leasing performance. Safety trends are improving at the neighborhood level, though underwriting should still include routine security measures. Amenity tradeoffs (limited immediate grocery/pharmacy) are balanced by strong parks/childcare access and regional employer reach, supporting a balanced resident profile.
- Full neighborhood occupancy and top-quartile metro rank support durable leasing conditions.
- High-cost ownership market reinforces rental demand and pricing power potential.
- 3-mile population and household growth expand the renter pool and support occupancy stability.
- 1983 vintage offers value-add upside via targeted renovations and system updates.
- Risks: average national safety standing and limited immediate retail options warrant prudent OPEX/security planning.