| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 10th | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8003 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 | Anami CA LLC |
| Seller | Enduravest Partners |
8003 N El Dorado St, Stockton CA Multifamily Investment
Neighborhood occupancy trends point to durable renter demand and leasing stability, according to WDSuite’s CRE market data, with this location benefiting from strong renter concentration and a high-cost ownership backdrop.
This Stockton urban-core location shows investor-relevant stability: the neighborhood s occupancy rate is in the top quartile nationally and ranks 37 out of 179 metro neighborhoods, signaling steady lease-up and retention potential. Renter concentration is high (share of housing units that are renter-occupied ranks 19 of 179), indicating a deep tenant base for a 52-unit asset averaging 807 square feet.
Local amenity access is mixed. Parks density sits in a strong national percentile, supporting livability, while restaurants are competitive for the metro. However, neighborhood-level counts for groceries, pharmacies, cafes, and childcare are thin, which may modestly affect walkable convenience and place a premium on on-site amenities and parking.
Ownership costs are elevated relative to local incomes (value-to-income ratio at a high national percentile and median home values above many peer neighborhoods). For multifamily owners, this often sustains renter reliance on apartments and supports pricing power when managed alongside rent-to-income considerations. Neighborhood median contract rents are mid-market for the region, and the rent-to-income ratio near 0.26 suggests monitoring affordability pressure and renewal strategies rather than aggressive near-term escalation.
The average neighborhood construction year is 1971; the subject s 1980 vintage is somewhat newer than the local stock, which can be competitively helpful versus older properties. Still, investors should underwrite for system updates and select unit renovations to capture value-add upside and align with contemporary renter expectations, based on WDSuite s commercial real estate analysis.
Demographic statistics are aggregated within a 3-mile radius: population grew modestly over the last five years and is forecast to expand further by 2028, while households are projected to rise meaningfully (with a slight decrease in average household size). Together, these trends indicate a larger tenant base and potential renter pool expansion that can support occupancy stability over a multi-year hold.
Safety indicators are mixed and should be underwritten thoughtfully. Relative to the Stockton metro, the neighborhood s crime rank is 114 out of 179 neighborhoods, which is below the metro median. Nationally, safety sits in the lower percentiles, so operators should assume elevated security and property management attention compared with top-quartile submarkets.
Recent trend data provides some constructive direction: the estimated violent offense rate declined year over year, while property offenses rose modestly. For investors, this mix typically argues for prudent investments in lighting, access control, and community engagement to support retention and mitigate risk.
Proximity to regional corporate nodes underpins workforce housing demand and commute convenience for residents. Notable nearby employers include Clorox, DISH Network Distribution Center, Ross Stores, The Clorox Company, and Chevron.
- Clorox D corporate offices (12.1 miles)
- DISH Network Distribution Center D distribution & logistics (35.3 miles)
- Ross Stores D corporate offices (38.1 miles) D HQ
- The Clorox Company D corporate offices (39.5 miles)
- Chevron D corporate offices (39.6 miles) D HQ
This 52-unit 1980-vintage property benefits from a neighborhood with top-quartile national occupancy and a high share of renter-occupied housing, supporting depth of demand and potential leasing stability. Elevated ownership costs relative to income in the area reinforce renter reliance on multifamily housing, while neighborhood rents remain mid-market, allowing for disciplined revenue management. According to CRE market data from WDSuite, the local rent-to-income profile suggests measured rent growth is prudent, with emphasis on renewal retention and unit-turn efficiency.
Within a 3-mile radius, population has grown and is projected to expand further by 2028, and households are expected to increase meaningfully even as average household size eases. For investors, that points to a larger tenant base over time. The 1980 construction is somewhat newer than the area s 1970s average, which can reduce immediate competitive obsolescence; targeted upgrades to interiors and building systems can unlock value-add potential while supporting long-term positioning.
- Strong neighborhood occupancy and high renter-occupied share support leasing stability
- Elevated ownership costs bolster apartment demand and pricing power when managed against affordability
- 1980 vintage offers value-add levers versus older local stock through selective renovations
- 3-mile population and household growth expand the prospective renter pool
- Risk: below-median safety metrics and thin walkable amenities call for active management and security investments