| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 16th | Poor |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8253 Kelley Dr, Stockton, CA, 95209, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8253 Kelley Dr Stockton Multifamily Investment Opportunity
Elevated renter concentration in the immediate neighborhood supports a deep tenant base and durable demand, according to WDSuite’s CRE market data. Occupancy sits near the national midpoint, suggesting leasing stability with room for operational upside via focused management.
The property sits in Stockton s Urban Core, a B-rated neighborhood that is top quartile nationally for everyday convenience. Dining and daily-needs retail are dense, with restaurants, groceries, pharmacies, and cafes ranking among the highest concentrations locally and above most neighborhoods nationwide. This supports resident retention and reduces drive-time frictions that can impede leasing.
Within the metro, the neighborhood ranks 25 out of 179 for overall amenities, placing it well above the metro median. This positioning indicates competitive appeal for renters who prioritize proximity to services and employment corridors, a tailwind for lease-up and renewal activity.
Renter-occupied housing is prevalent locally (ranked high among Stockton neighborhoods and in the 94th percentile nationally), indicating a broad renter pool and consistent demand for multifamily units. By contrast, within a 3-mile radius, owners comprise a larger share of housing stock, but population and household counts have grown in recent years and are projected to expand further, signaling a larger tenant base over time.
Ownership costs are elevated relative to incomes (high national percentile for value-to-income and above-median home values), which typically sustains reliance on rentals and supports pricing power when operations are well executed. Neighborhood occupancy trends hover around the national midpoint, pointing to generally steady fundamentals with scope for performance differentiation at the asset level.
Safety conditions are mixed when benchmarked against the region and nation. The neighborhood s crime rank falls in the lower half among 179 Stockton neighborhoods, and national comparisons place it below the median for safety. That said, recent trend data show year-over-year improvement, with violent incidents declining materially and property offenses easing, according to WDSuite s CRE market data.
For investors, this pattern suggests underwriting should account for security and community engagement measures while recognizing improving momentum. Positioning on a well-amenitized corridor can aid perception and resident retention, but block-level variability warrants on-the-ground validation.
The employment base includes nearby corporate offices and distribution operations that support commuter demand and lease retention. Notable employers within driving range include Clorox, DISH Network Distribution, Ross Stores, Chevron, and International Paper.
- Clorox consumer products (12.8 miles)
- DISH Network Distribution Center distribution (35.0 miles)
- Ross Stores retail headquarters & corporate offices (36.2 miles) HQ
- Chevron energy corporate offices (37.6 miles) HQ
- International Paper packaging & paper products (38.8 miles)
Built in 1986, the asset is newer than the area s average vintage and can compete well against older stock while offering potential value-add through targeted interior updates and system modernization. Local fundamentals are supported by a high renter concentration and dense daily-needs retail, which together underpin a broad tenant base and steady leasing. According to CRE market data from WDSuite, neighborhood occupancy trends are around the national midpoint, suggesting operational execution can drive outsized results relative to peers.
Within a 3-mile radius, population and households have expanded and are projected to grow further, pointing to a larger renter pool over time. Elevated ownership costs in the neighborhood context reinforce reliance on rentals and can support pricing power when balanced against rent-to-income considerations, which indicate room for careful rent management and renewal strategies. Investors should also weigh safety considerations and limited park/childcare availability in planning community engagement and amenities.
- 1986 vintage offers competitive positioning versus older neighborhood stock with targeted value-add potential
- High renter-occupied share locally supports deep tenant demand and renewal stability
- Amenity-dense corridor (food, grocery, pharmacy, cafes) aids retention and leasing velocity
- 3-mile population and household growth expand the future renter pool
- Risk: safety benchmarks trail national medians; proactive security and resident programming recommended