| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 34th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8534 Don Ave, Stockton, CA, 95209, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8534 Don Ave, Stockton CA Multifamily Investment
Positioned in an inner-suburb pocket of Stockton with solid neighborhood occupancy and everyday retail access, this 72-unit asset offers stable renter demand supported by a high-cost ownership market, according to WDSuite s CRE market data. Newer-than-area-average vintage provides a competitive edge versus older stock while leaving room for targeted upgrades.
The immediate neighborhood scores a B+ and sits 52nd among 179 Stockton metro neighborhoods, indicating competitive positioning within the metro. Grocery and pharmacy access is a relative strength (both in the top national percentiles), while parks and cafes are limited locally. For investors, this mix points to convenient daily needs that support retention, with fewer lifestyle amenities that may modestly cap premium positioning.
Multifamily fundamentals are steady: neighborhood occupancy trends above the national median, and median contract rents track above national levels, suggesting durable pricing power rather than deep discount-driven lease-ups. Renter-occupied housing represents roughly a quarter of neighborhood units, signaling a stable but not saturated renter base more akin to workforce housing than a dense urban core. Elevated home values versus incomes at the neighborhood level indicate a high-cost ownership market that can reinforce reliance on multifamily housing.
Within a 3-mile radius, demographics show recent population and household growth with rising incomes, expanding the tenant base and supporting lease stability. Forward-looking indicators point to continued increases in households by 2028, which should translate into more renters entering the market and sustained absorption potential.
The asset s 1985 construction is newer than the neighborhood s average vintage from the early 1970s, providing competitive positioning relative to older stock. Investors should still underwrite for system refreshes and selective renovations to defend occupancy and capture incremental rent premiums against comparable properties.
Safety signals are mixed and should be assessed in context. Within the Stockton metro, the neighborhood s crime rank places it among higher-crime cohorts (15th of 179), yet national comparisons indicate performance above the median. Year-over-year data shows notable improvements in both property and violent offense rates, with declines that rank strongly on a national basis. For investors, the key takeaway is to monitor trend durability and apply prudent security and operating practices consistent with inner-suburban Stockton assets.
Regional employers within commuting range support a diversified workforce tenant base, anchored by consumer goods, logistics, retail headquarters, energy, and paper/packaging operations listed below. This mix underpins leasing stability through varied industry cycles.
- Clorox consumer goods (12.9 miles)
- DISH Network Distribution Center logistics (34.7 miles)
- Ross Stores retail HQ (37.0 miles) HQ
- Chevron energy (38.4 miles) HQ
- International Paper paper & packaging (38.7 miles)
This 72-unit property at 8534 Don Ave combines inner-suburban stability with daily-needs convenience. Neighborhood occupancy trends above the national median and median rents sit above national levels, pointing to demand resilience rather than concession-driven lease-ups. Elevated ownership costs versus incomes at the neighborhood level bolster renter reliance on multifamily housing, while 3-mile radius growth in population and households expands the tenant base and supports retention. Based on CRE market data from WDSuite, the 1985 vintage is newer than area norms, offering competitive positioning against older stock with potential to capture value through focused modernization.
Key considerations include mixed but improving safety indicators and a renter concentration that is moderate rather than dense, suggesting steady absorption over outsized spikes. Underwriting should plan for ongoing system updates typical of 1980s assets to sustain occupancy and pricing power.
- Inner-suburban location with strong daily-needs access supports tenant retention
- Neighborhood occupancy above the national median with rents above national levels indicates durable demand
- 1985 vintage is competitive versus older stock, with targeted upgrades offering value-capture potential
- High-cost ownership market reinforces reliance on rental housing and pricing power
- Risks: mixed safety signals within the metro and typical 1980s CapEx needs require prudent underwriting