| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 10th | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7945 N El Dorado St, Stockton, CA, 95210, US |
| Region / Metro | Stockton |
| Year of Construction | 1980 |
| Units | 52 |
| Transaction Date | 2018-04-11 |
| Transaction Price | $5,210,000 |
| Buyer | AMERICAN HERITAGE INVESTMENTS LLC |
| Seller | ANAMI CA LLC |
7945 N El Dorado St Stockton Multifamily Opportunity
Neighborhood occupancy trends are competitive among Stockton neighborhoods, supporting stable renter demand at this 52‑unit asset, according to WDSuite’s CRE market data.
Positioned in Stockton’s Urban Core, the property benefits from a renter-oriented location and steady neighborhood occupancy that has outperformed many local peers. The neighborhood’s occupancy rank sits within the more competitive tier among 179 metro neighborhoods, a signal that lease-up and retention can remain resilient through cycles.
Parks are a relative strength, with access levels comparing favorably to many areas nationwide, while restaurants are present but not dense. By contrast, daily-needs retail such as groceries, pharmacies, and cafes is thin in the immediate area, which may influence resident convenience and merchandising strategy for onsite amenities.
Renter-occupied housing is a majority in this neighborhood (roughly six in ten units), placing it among the higher renter concentrations in the Stockton metro (ranked 19 of 179). For multifamily owners, that indicates a deeper local tenant base and supports demand durability. Median contract rents in the neighborhood trend above the national midpoint, and median home values are elevated relative to local incomes (a high value-to-income ratio), which generally sustains reliance on rental housing and can support pricing power when paired with effective leasing strategy.
Within a 3‑mile radius, demographics point to population growth and a measured increase in households, expanding the renter pool. Forecasts also indicate further gains in both households and incomes over the next five years, suggesting a larger tenant base and potential for rent growth as quality and management improvements are introduced.
The asset’s 1980 vintage is slightly newer than the neighborhood’s average construction year. That positioning can be competitive versus older stock, while still leaving room for targeted capital projects (systems, interiors, and common areas) to drive rent premiums and reduce ongoing maintenance risk.
Safety conditions in the immediate neighborhood trail national norms, with WDSuite data placing the area below the national median for safety. Within the Stockton metro, the neighborhood’s crime rank falls in the less favorable half (rank 114 of 179), indicating investors should underwrite enhanced security measures and prudent operating practices.
Trend signals are mixed: estimated violent offense rates have improved year over year (a positive directional sign), while property offenses showed an uptick. For underwriting, this argues for balanced assumptions—recognizing recent improvement in serious offenses while maintaining allowances for property protection, lighting, access control, and resident engagement.
Nearby regional employers help anchor renter demand via distribution, retail corporate functions, and diversified services. The list below highlights a mix of operations within commuting range that can support leasing stability for workforce households.
- Clorox — corporate offices (12.1 miles)
- DISH Network Distribution Center — distribution (35.3 miles)
- Ross Stores — corporate offices (38.1 miles) — HQ
- The Clorox Company — corporate offices (39.5 miles)
- Chevron — corporate offices (39.6 miles) — HQ
This 52‑unit, 1980‑vintage community aligns with a neighborhood that demonstrates competitive occupancy within the Stockton metro and a high share of renter-occupied housing. Elevated ownership costs relative to incomes in the area point to continued reliance on rental housing, which can support steady tenant demand and pricing power when paired with thoughtful upgrades and professional management. Based on commercial real estate analysis from WDSuite, the submarket’s occupancy performance compares favorably to local peers, while 3‑mile demographic trends indicate population and household expansion that can enlarge the renter pool.
The vintage leaves room for targeted value‑add: modernization of interiors, common areas, and building systems can enhance positioning versus older nearby stock. At the same time, investors should account for operating discipline given thinner daily-needs retail in the immediate area and safety conditions that sit below national averages, with security and resident experience initiatives incorporated into the plan.
- Competitive neighborhood occupancy supports lease stability (per WDSuite data)
- High renter concentration indicates depth of local tenant demand
- 1980 vintage offers value‑add potential to outperform older stock
- Elevated ownership costs reinforce multifamily reliance and pricing power
- Risks: below‑average safety and limited nearby daily‑needs retail warrant prudent operating assumptions