| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 31st | Fair |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 613 Camanche Ln, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1972 |
| Units | 34 |
| Transaction Date | 2019-10-03 |
| Transaction Price | $3,100,000 |
| Buyer | REDWOOD PROPERTY INVESTORS III LLC |
| Seller | ESCOBAR FRANCISCO |
613 Camanche Ln Stockton Multifamily Investment
Neighborhood occupancy sits in the low 90s and a sizable 3-mile renter base supports demand, based on CRE market data from WDSuite, pointing to steady leasing fundamentals with potential value-add upside for a 1972-vintage, 34-unit asset.
Located in an Inner Suburb of Stockton, the neighborhood carries a B+ rating and is competitive among Stockton neighborhoods (ranked 64 out of 179), indicating solid livability and demand drivers that can support stabilized multifamily performance.
Amenity access is a relative strength: restaurants and cafes register in the top quartile nationally, and pharmacies and childcare are also strong compared with U.S. benchmarks. That said, local grocery and park access are limited within the immediate neighborhood, so residents often rely on nearby corridors for those needs. For investors, this mix suggests convenience for daily services and dining, while highlighting the importance of positioning around off-site shopping access.
Within a 3-mile radius, population and household counts have grown in recent years with projections for further gains by 2028, expanding the tenant base and supporting occupancy stability. The share of housing units that are renter-occupied sits above half, signaling a deep pool of renters and reinforcing demand for professionally managed apartments.
According to WDSuite’s commercial real estate analysis, neighborhood occupancy trends remain in the low 90s with only modest softening over the past five years, while contract rents have risen meaningfully. Rent-to-income levels point to moderate affordability pressures relative to many California markets, which can aid tenant retention and reduce turnover risk.
Safety indicators are mixed and should be underwritten thoughtfully. The neighborhood’s crime rank is 83 among 179 Stockton metro neighborhoods, which is below the metro median. Compared with neighborhoods nationwide, overall safety sits below the national median, reflecting higher-than-average property and violent offense exposure.
Trend lines are improving: estimated violent offenses declined markedly year over year, and property offenses also moved lower, according to WDSuite’s CRE market data. For investors, this suggests risk management remains important today, while recent momentum may help support leasing and retention as conditions continue to normalize.
Proximity to established regional employers supports renter demand and commute convenience for a workforce renter profile, including consumer products, retail, logistics, and energy offices noted below.
- Clorox — consumer products (10.6 miles)
- DISH Network Distribution Center — logistics/distribution (36.8 miles)
- Ross Stores — retail corporate offices (38.1 miles) — HQ
- Chevron — energy corporate offices (39.8 miles) — HQ
- International Paper — paper & packaging (41.2 miles)
613 Camanche Ln offers a 34-unit, 1972-vintage footprint in a competitive Stockton neighborhood where dining and daily services are strong relative to national benchmarks, and a sizeable 3-mile renter concentration underpins demand. Neighborhood occupancy has held in the low 90s and rents have climbed, while ownership costs remain elevated relative to incomes locally, which tends to sustain reliance on rental housing and can support pricing power when units are well-maintained.
Based on CRE market data from WDSuite, recent crime trends are improving and household growth is projected to continue through 2028, expanding the tenant base. The property’s vintage points to clear value-add pathways—common-area refresh, unit modernization, and systems upgrades—to enhance competitiveness against newer product while managing capex prudently.
- Renter-occupied share above half within 3 miles supports depth of tenant demand and leasing stability.
- Top-quartile dining and service amenities bolster livability and lease retention.
- Low-90s neighborhood occupancy with meaningful rent growth indicates resilient fundamentals.
- 1972 vintage creates value-add and modernization opportunities to drive NOI.
- Risks: below-national-median safety today and limited on-neighborhood grocery/park access; underwriting should include security, amenity, and location positioning plans.