| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 17th | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6433 Inglewood Ave, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1979 |
| Units | 84 |
| Transaction Date | 2025-02-04 |
| Transaction Price | $6,565,000 |
| Buyer | STEELE STOCKTON LP |
| Seller | CHC INGLEWOOD GARDENS LP |
6433 Inglewood Ave Stockton Multifamily Opportunity
Neighborhood-level occupancy remains firm and renter demand is broad-based in this inner-suburban pocket, according to WDSuite s CRE market data. This positioning supports stable cash flow potential while leaving room for operational improvements through disciplined commercial real estate analysis.
Located in Stockton s inner suburbs, the area shows durable renter demand and steady operations. Neighborhood occupancy is strong and sits above national averages (measured for the neighborhood, not the property), per CRE market data from WDSuite, suggesting support for lease retention and pricing discipline through cycles.
Livability is anchored by daily-needs retail: grocery and pharmacy density rank near the top of the metro (5th and 9th out of 179 neighborhoods) and test in the top quartile nationally, which supports convenience for residents and reduces friction for renewals. Restaurant density is also high (14th of 179; top decile nationally), while park, cafe, and childcare options within the immediate neighborhood are limited, indicating residents may rely on nearby submarkets for some amenities.
Housing dynamics favor multifamily. The share of renter-occupied units in the neighborhood is high (near the top of the metro and in the 97th percentile nationally), indicating a deep tenant base and resilient demand for apartments. Elevated home values relative to incomes (high national percentile for value-to-income) point to a high-cost ownership market locally, which tends to reinforce renter reliance on multifamily housing and can support occupancy stability and leasing velocity.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to continue expanding, with forecasts also indicating slightly smaller average household sizes. For investors, these trends translate to a larger tenant base and potential renter pool expansion that can underpin occupancy and absorption, according to WDSuite s CRE market data. Median contract rents are projected to rise over the next five years, reinforcing the case for disciplined revenue management rather than outsized speculative growth.
Asset positioning: The property s 1979 vintage is somewhat newer than the neighborhood s average 1970 housing stock. Investors should plan for age-appropriate capital projects (systems, exteriors, and interiors) while evaluating value-add strategies to improve competitiveness versus older comparables.
Additional considerations: Neighborhood school ratings trend low relative to national benchmarks, which may modestly limit family-driven demand compared with higher-rated districts; however, the area s convenience retail and renter concentration help sustain multifamily demand.
Safety conditions are mixed but improving. The neighborhood s overall crime position is competitive among Stockton neighborhoods (ranked 70th of 179), yet it tests below the national median for safety. According to WDSuite s data, both violent and property offense rates sit in lower national safety percentiles, while recent year-over-year declines place the area in the stronger improvement cohort nationally, indicating a positive direction that investors should monitor.
Interpretation for underwriting: use conservative assumptions, emphasize lighting and access controls, and track continued trend improvements rather than assuming rapid convergence to safer national percentiles. Comparisons are neighborhood-level and do not represent conditions at the property itself.
Proximity to regional employers supports a commuter renter base and leasing durability. Nearby corporate offices span consumer products, distribution, and energy, providing diverse employment nodes that can underpin tenant demand and renewals.
- Clorox d consumer products (11.3 miles)
- DISH Network Distribution Center d distribution (36.1 miles)
- Ross Stores d corporate offices (37.5 miles) d HQ
- The Clorox Company d corporate offices (38.9 miles)
- Chevron d energy (39.2 miles) d HQ
This 84-unit property at 6433 Inglewood Ave sits in a renter-heavy neighborhood with above-median occupancy at the neighborhood level, supporting stable operations and tenant retention. Daily-needs retail is a clear strength (top-of-metro access to groceries and pharmacies), helping sustain demand despite limited park and cafe coverage nearby. Elevated ownership costs relative to income locally reinforce reliance on rentals, while 3-mile demographics indicate population growth and an expanding household base that can broaden the tenant pipeline. According to CRE market data from WDSuite, neighborhood rents have trended upward and are projected to continue rising, favoring disciplined revenue management over aggressive assumptions.
Built in 1979, the asset likely benefits from value-add levers tied to age-appropriate upgrades and operational optimization versus older 1970s-vintage comparables. Underwriting should account for mixed but improving safety statistics and modest school ratings, while leaning on the neighborhood s strong renter concentration and convenience retail to sustain occupancy through market cycles.
- Renter-heavy neighborhood and above-median neighborhood occupancy support demand stability
- Strong daily-needs retail access (groceries, pharmacies) aids retention and leasing
- 1979 vintage presents value-add and modernization potential versus older stock
- 3-mile population and household growth expand the tenant base, supporting absorption
- Risks: mixed safety metrics and low school ratings warrant conservative assumptions