| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 42nd | Good |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 802 W Weber Ave, Stockton, CA, 95203, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
802 W Weber Ave Stockton Multifamily Investment
This 112-unit property benefits from neighborhood-level occupancy rates of 97.9% and rental tenure dominance at 84.5%, indicating strong tenant retention fundamentals according to WDSuite's CRE market data.
This inner suburb neighborhood demonstrates strong rental market fundamentals, ranking 32nd among 179 Stockton metro neighborhoods for occupancy performance. The area maintains exceptional rental tenure at 84.5%, ranking first regionally and in the 99th percentile nationally, creating a stable tenant base for multifamily operators.
Built in 1985, the property is significantly newer than the neighborhood average construction year of 1946, positioning it competitively within an older housing stock environment. This vintage advantage may support premium positioning and reduced near-term capital expenditure needs compared to surrounding properties.
Demographics within a 3-mile radius show a population of approximately 114,500 with projected growth to 127,000 by 2028, representing an 11% increase that supports expanding rental demand. Household formation is expected to grow 39% over the same period, from 35,600 to 49,400 households, indicating substantial renter pool expansion. The area maintains strong amenity density, ranking 3rd regionally and in the 91st percentile nationally, with robust access to grocery stores, restaurants, and essential services that enhance tenant appeal.
Median contract rents in the neighborhood are $862, with 5-year growth of 75%, though this remains below regional benchmarks. The rent-to-income ratio of 0.37 suggests affordability pressures for tenants, which operators should monitor for renewal rate impacts and potential concession needs.
Safety metrics present mixed signals that require careful evaluation. The neighborhood ranks 94th of 179 metro neighborhoods for overall crime, placing it in the 39th percentile nationally. Property crime rates are elevated, though both violent and property crime showed year-over-year declines of 23% and 27% respectively, indicating improving trends.
While current crime levels may impact tenant perception and retention, the notable improvement trajectory suggests stabilizing conditions. Investors should factor security considerations into operational planning and tenant screening processes, while monitoring whether positive crime trends continue.
The employment base is anchored by corporate offices within commuting distance, supporting workforce housing demand for professional tenants seeking rental convenience.
- Clorox — consumer goods manufacturing (7.2 miles)
- Ross Stores — retail corporate operations (36.3 miles) — HQ
- The Clorox Company — consumer products (37.6 miles)
- Chevron — energy and petroleum (38.4 miles) — HQ
- DISH Network Distribution Center — telecommunications logistics (40.2 miles)
This 112-unit property capitalizes on exceptional rental market fundamentals, with neighborhood-level occupancy at 97.9% and rental tenure dominance at 84.5% — the highest in the metro area. The 1985 construction year provides a competitive advantage over the neighborhood's 1946 average vintage, supporting operational efficiency and tenant appeal. Demographic projections within a 3-mile radius show household growth of 39% through 2028, from 35,600 to 49,400 households, expanding the potential tenant base significantly.
According to multifamily property research from WDSuite, the combination of high occupancy performance, rental market dominance, and projected household formation creates a foundation for stable cash flows and tenant retention. The property's newer vintage relative to surrounding stock may support value-add opportunities through targeted improvements while maintaining competitive positioning in an affordability-focused market.
- Exceptional neighborhood occupancy at 97.9%, ranking 32nd among 179 metro neighborhoods
- Rental tenure dominance at 84.5% creates stable tenant base and reduces turnover risk
- Projected 39% household growth through 2028 supports expanding rental demand
- 1985 vintage provides competitive advantage over neighborhood's 1946 average construction year
- Risk: Elevated crime levels and affordability pressures may impact tenant retention and require operational attention