| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 52nd | Good |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7100 Shoreline Dr, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1988 |
| Units | 114 |
| Transaction Date | 2015-12-05 |
| Transaction Price | $9,450,000 |
| Buyer | Dave Midura |
| Seller | AF Toccoli & Son Inc |
7100 Shoreline Dr Stockton, CA Multifamily Investment
Neighborhood occupancy trends are steady and renter demand is broad-based, according to WDSuite s CRE market data, pointing to durable income performance relative to metro peers.
Located in Stockton s Inner Suburb, the neighborhood is rated B+ and ranks 55th out of 179 metro neighborhoods, placing it above the metro median for overall fundamentals. Everyday conveniences are present, with grocery access near the metro middle, while parks, pharmacies, and cafes are more limited locally; investors should underwrite resident convenience accordingly and weigh property-level amenities that can offset lighter neighborhood offerings.
Multifamily dynamics are favorable: the neighborhood s occupancy is strong (top quintile nationally) and the share of housing units that are renter-occupied is high compared with most areas nationwide, indicating a deep tenant base that supports leasing stability. Median contract rents sit above national norms while the rent-to-income ratio trends near prudent levels for retention, suggesting room for disciplined pricing without overextending tenants.
Within a 3-mile radius, population and households have grown over the last five years and are projected to continue expanding through 2028, pointing to a larger tenant base over time. Rising household incomes in the 3-mile area further support demand for well-maintained, professionally managed units. Elevated home values relative to national benchmarks signal a higher-cost ownership market for many households, which can sustain reliance on multifamily, aiding occupancy and lease duration.
Safety signals are mixed and should be contextualized at the neighborhood level rather than the property. Compared with the metro, the neighborhood s crime rank indicates elevated incident rates relative to some Stockton peers (rank 47 out of 179), while nationally it trends near the middle for overall safety. Property and violent offense measures sit below the national median for safety, yet both show notable one-year declines, placing the neighborhood among stronger improvers across U.S. areas according to CRE market data from WDSuite.
For underwriting, investors may assume pragmatic security planning and resident engagement, while acknowledging recent downward momentum in reported offenses that could support perception and retention over the medium term.
Proximity to regional employers supports renter retention through commute convenience, notably in consumer goods, retail distribution, and energy. The list below highlights nearby employment nodes most relevant to workforce housing demand in this submarket.
- Clorox corporate offices (12.2 miles)
- DISH Network Distribution Center distribution (35.6 miles)
- Ross Stores retail headquarters & distribution (36.0 miles) HQ
- Chevron corporate offices (37.4 miles) HQ
- The Clorox Company corporate offices (37.4 miles)
This 114-unit asset benefits from stable neighborhood occupancy and a high renter concentration that deepens the tenant pool and supports lease-up and renewal outcomes. Elevated home values versus national norms reinforce reliance on rental housing, while local rent levels and rent-to-income dynamics suggest measured pricing power. Within a 3-mile radius, population and household growth with continued expansion projected point to a larger renter pool that can sustain absorption and occupancy stability.
According to CRE market data from WDSuite, the neighborhood s operating profile sits above the metro median, with NOI per unit and occupancy competitive among Stockton submarkets. Investors should still account for lighter neighborhood amenities and mixed but improving safety signals; property-level features and management execution can mitigate these factors and support long-term performance.
- Strong neighborhood occupancy and deep renter concentration support income durability
- High-cost ownership market sustains multifamily demand and renewal potential
- 3-mile radius shows population and household growth, expanding the tenant base
- Competitive operating profile versus metro peers per WDSuite data
- Risks: lighter local amenities and mixed safety metrics require prudent asset management