| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 28th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 605 E Church St, Stockton, CA, 95203, US |
| Region / Metro | Stockton |
| Year of Construction | 2011 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
605 E Church St, Stockton CA Multifamily Investment
Positioned in an amenity-rich inner suburb of Stockton, this 46-unit asset offers demand supported by a high renter-occupied housing base and improving neighborhood trends, according to WDSuite s CRE market data.
The property sits in an Inner Suburb neighborhood rated B+ (ranked 57 out of 179 metro neighborhoods), placing it above the metro median. Amenity density is a local strength: restaurants and grocery options rank competitively within Stockton and are among the top national percentiles, which helps sustain renter appeal and everyday convenience.
With an average construction year of 1931 for neighborhood stock (ranked 162 of 179), the 2011 vintage positions this asset as newer than much of the competitive set. That supports relative competitiveness and may reduce near-term capital needs versus older properties, though investors should still plan for periodic system updates and unit refreshes as part of long-term asset management.
Unit tenure skews toward renters, with a high share of renter-occupied housing units (ranked 5 of 179), indicating a deep tenant base for multifamily leasing and potential demand resilience. By contrast, the neighborhood s reported occupancy rate ranks 174 of 179, signaling possible leasing volatility; operators may prioritize leasing execution and resident retention to stabilize performance.
Within a 3-mile radius, demographics indicate recent population growth and larger average household sizes, with forecasts pointing to increases in households and incomes by 2028. These trends expand the potential tenant base and can support occupancy stability and rent growth over time, while rent-to-income dynamics imply prudent lease management to balance pricing power and retention.
Schools in the area have lower average ratings (ranked 68 of 179; below national norms), which can influence family renter preferences. However, strong access to parks, groceries, pharmacies, and dining (all ranking competitive locally and high nationally) offsets with lifestyle convenience that supports multifamily demand.
Safety indicators are mixed. The neighborhood s crime position is below national averages (38th national percentile), signaling elevated incident rates relative to many U.S. neighborhoods and above the metro median for risk. However, recent year-over-year trends show material improvement, with both violent and property offense rates declining, which is a constructive direction for long-term risk management.
In investor terms, the area is not among the safer cohorts nationally today, but the downward trajectory in reported offense rates suggests conditions are improving. Operators may factor this into security measures, resident communications, and leasing strategy while monitoring trend persistence over additional periods.
Proximity to regional corporate employers supports commuter demand and leasing depth, particularly for workforce and professional renters drawn to Stockton s accessibility. The employers below are within commuting range and contribute to a diversified employment base.
- Clorox — corporate offices (6.9 miles)
- Ross Stores — corporate offices (37.1 miles) — HQ
- The Clorox Company — corporate offices (38.5 miles)
- Chevron — corporate offices (39.3 miles) — HQ
- DISH Network Distribution Center — distribution (40.5 miles)
Built in 2011 with an average unit size around 1,121 square feet, this 46-unit property offers larger layouts than typical workforce stock in an area where neighborhood inventory skews older. That newer vintage supports competitive positioning versus prewar buildings and may moderate near-term capex, while leaving room for targeted modernization to lift rents and retention. A high share of renter-occupied housing units in the neighborhood adds depth to the tenant pool, although the neighborhood s lower reported occupancy rank points to the need for disciplined leasing and renewal management.
Lifestyle access is a notable strength: dining, grocery, parks, and pharmacies rank competitive locally and high nationally, reinforcing day-to-day convenience that supports renter demand. Home values sit in a higher value-to-income context locally, which can reinforce reliance on rental options, and population growth within a 3-mile radius along with forecasts for more households and higher incomes by 2028 expands the prospective renter base. According to CRE market data from WDSuite, these fundamentals, paired with visible safety trend improvements, frame a pragmatic value proposition focused on steady operations and selective value-add.
- 2011 vintage and larger average unit sizes support competitive positioning and potential rent premiums with targeted updates.
- High renter-occupied share indicates depth of demand for multifamily leasing.
- Strong amenity access (food, parks, services) enhances renter appeal and retention potential.
- 3-mile radius outlook points to more households and higher incomes by 2028, supporting demand durability.
- Risks: neighborhood occupancy rank signals leasing volatility; below-average school ratings and safety standing warrant operational focus.