| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 38th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6232 N Pershing Ave, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1976 |
| Units | 106 |
| Transaction Date | 2016-11-18 |
| Transaction Price | $7,100,000 |
| Buyer | Patmon Venice Islands LP |
| Seller | Kucich Limited II LP, Private Investor, Kucich Limited Partnership, PCraicseh/ uEnqitu aivnadle /nsft |
6232 N Pershing Ave Stockton Multifamily Investment
Positioned in Stockton’s inner-suburban fabric, the asset benefits from strong neighborhood amenities and a deep renter base; according to WDSuite’s CRE market data, renter concentration is high locally, supporting demand durability even as occupancy trends vary by submarket.
This inner-suburban pocket of Stockton scores a B+ overall and is competitive among Stockton neighborhoods (ranked 48 out of 179). Amenity access is a clear strength: cafes, groceries, restaurants, and pharmacies rank near the top of the metro (amenities rank 24 of 179) and sit in the top quartile nationally, reinforcing daily convenience that supports tenant retention and leasing velocity.
Renter concentration in the neighborhood is high (56% of housing units are renter-occupied; rank 21 of 179), indicating a sizable tenant base for multifamily. By contrast, neighborhood occupancy is below the metro median (rank 155 of 179), so operators should plan for more active leasing management to sustain performance. Median rents sit above national medians (63rd percentile), while the rent-to-income ratio near 18% suggests manageable affordability pressure that can aid renewal rates.
Home values trend elevated versus national norms (80th percentile), and the value-to-income ratio is high (88th percentile), signaling a high-cost ownership market that can reinforce reliance on rental housing and support pricing power for competitive assets. The property’s 1976 vintage is slightly older than the neighborhood’s average 1978 construction year, pointing to potential value-add through targeted renovations and systems upgrades.
Within a 3-mile radius, population and households have grown over the past five years, with projections calling for further household expansion by 2028 alongside slightly smaller average household sizes. This trajectory indicates a broader renter pool and supports occupancy stability over the medium term, based on CRE market data from WDSuite.
Safety conditions are mixed but improving. The neighborhood’s crime rank sits 45 out of 179 within the Stockton metro, indicating it is not among the safer local areas. However, compared with neighborhoods nationwide, overall crime levels align near the middle (around the 53rd percentile), and recent trends are favorable: estimated property and violent offense rates have declined year over year, with improvement pacing above many neighborhoods nationally.
For investors, the key takeaway is directional improvement and proximity to daily amenities that can aid natural surveillance. Still, underwriting should reflect localized variability across blocks and continued focus on lighting, access control, and resident engagement.
Nearby corporate employers provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including operations in consumer goods, retail distribution, satellite services, and energy. The list below reflects notable employers within driving distance.
- Clorox — consumer goods (11.1 miles)
- DISH Network Distribution Center — distribution (36.4 miles)
- Ross Stores — retail corporate (36.9 miles) — HQ
- The Clorox Company — consumer goods (38.3 miles)
- Chevron — energy (38.5 miles) — HQ
6232 N Pershing Ave offers 106 units averaging 643 square feet in an amenity-rich inner suburb of Stockton. The neighborhood combines strong daily convenience and a high share of renter-occupied housing units with elevated ownership costs, which together support a resilient tenant base. According to CRE market data from WDSuite, neighborhood occupancy trends lag the metro median, but rent levels are competitive nationally and rent-to-income levels indicate manageable affordability pressure that can aid renewals.
Built in 1976, the asset is slightly older than the neighborhood average, presenting clear value-add angles through interior updates and building-system modernization to sharpen competitive positioning against comparable stock. Demographic trends within a 3-mile radius point to population and household growth and a gradually expanding renter pool, which supports leasing stability over the medium term.
- Amenity-rich location with top-quartile national access to daily needs, aiding retention and leasing.
- High renter-occupied share supports demand depth for multifamily units.
- 1976 vintage offers value-add potential via targeted renovations and systems upgrades.
- Elevated ownership costs locally reinforce reliance on rentals and pricing power for competitive assets.
- Risk: neighborhood occupancy ranks below metro median; plan for active leasing and asset management.