| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 52nd | Good |
| Amenities | 31st | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8531 Mariners Dr, Stockton, CA, 95219, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 87 |
| Transaction Date | 2019-03-14 |
| Transaction Price | $14,625,000 |
| Buyer | MARINER S COVE LP |
| Seller | MARINER S COVE LLC |
8531 Mariners Dr, Stockton CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, supporting stable operations for a mid-1980s asset in Stockton’s inner suburbs.
This inner-suburban Stockton location offers a practical balance for workforce renters: grocery access and everyday services track near metro norms, while cafes and parks are less dense than core neighborhoods. For investors, this typically points to solid demand from households prioritizing space and commute access over high-amenity streetscapes.
Occupancy for the neighborhood is elevated and sits in the top quartile nationally, based on CRE market data from WDSuite, reinforcing a case for leasing stability. Median asking rents in the neighborhood are also above national norms with notable five-year growth, indicating pricing power relative to broad U.S. benchmarks without signaling peak-end luxury positioning.
Tenure patterns show a high share of renter-occupied housing units at the neighborhood level, which supports depth in the tenant base for multifamily. Within a 3-mile radius, population and household counts have expanded over the past five years, with additional gains projected, pointing to a larger renter pool and support for occupancy.
Home values in the neighborhood are elevated versus national benchmarks, and the value-to-income ratio trends higher as well. In investor terms, this is a high-cost ownership market relative to incomes, which tends to sustain reliance on rental housing and can aid lease retention. Rent-to-income levels track in a manageable range for the area, suggesting moderate affordability pressure and room for disciplined revenue management.
The property’s 1985 vintage is slightly older than the area’s average construction year. Investors should underwrite ongoing capital planning and consider targeted renovations to sharpen competitiveness against newer stock while capturing value-add upside.
Safety outcomes for this neighborhood are broadly in line with national averages and competitive among the 179 Stockton metro neighborhoods. Recent data indicate notable year-over-year declines in both property and violent offense rates, which is a constructive trend for renter retention and leasing, according to WDSuite’s CRE market data.
As with any submarket-level assessment, conditions can vary block to block; investors should pair these metro- and national-comparison trends with on-the-ground diligence and property-specific security measures.
Proximity to established regional employers supports a broad commuter tenant base and can help leasing consistency. The nearby roster spans consumer products, logistics/telecom distribution, retail headquarters, energy, and packaging.
- Clorox — consumer products (13.3 miles)
- DISH Network Distribution Center — logistics/telecom distribution (34.6 miles)
- Ross Stores — retail (36.2 miles) — HQ
- Chevron — energy (37.6 miles) — HQ
- International Paper — packaging & paper (38.3 miles)
This 87-unit asset built in 1985 benefits from neighborhood occupancy in the top quartile nationally and above-national rent positioning, indicating durable demand and pricing leverage versus broad U.S. benchmarks. Within a 3-mile radius, population and households have been expanding with further growth projected, which supports a larger tenant base and potential lease-up resilience. The ownership landscape skews high-cost relative to incomes, a dynamic that generally sustains reliance on multifamily rentals and can aid retention.
Vintage implies routine capital needs, but also value-add potential from unit and common-area improvements to stay competitive against newer product. According to commercial real estate analysis from WDSuite, the neighborhood’s renter concentration and stable occupancy trends provide a supportive backdrop for disciplined revenue management while acknowledging amenity density is modest compared with core urban districts.
- Elevated neighborhood occupancy and above-national rents support stable income
- Expanding 3-mile population and household base points to a larger renter pool
- High-cost ownership context reinforces multifamily demand and lease retention
- 1985 vintage offers value-add and repositioning opportunities with targeted CapEx
- Risk: amenity density is modest; investors should budget for on-site offerings and tenant experience