| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 38th | Fair |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 935 W Swain Rd, Stockton, CA, 95207, US |
| Region / Metro | Stockton |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 1999-09-30 |
| Transaction Price | $1,150,000 |
| Buyer | REDWOOD PROPERTY INVESTORS III LLC |
| Seller | M DESIGNS WESTWOOD LLC |
935 W Swain Rd Stockton 24-Unit, 1972 Vintage
Amenity-rich inner-suburb location with a deep renter base supports durable leasing, according to WDSuite’s CRE market data. Directionally, neighborhood occupancy and demand appear stable, with pricing power influenced by nearby conveniences and a high concentration of renter-occupied units.
Situated in Stockton’s inner suburbs, the property benefits from strong daily conveniences. The neighborhood ranks 24 out of 179 metro neighborhoods for overall amenities, placing it in the top quartile locally, with cafe, grocery, and pharmacy density that scores in the very high national percentiles. This concentration of services tends to support resident retention and reduces friction in lease-up.
Renter-occupied housing represents a majority share in the neighborhood, indicating a sizable tenant base for multifamily. Compared with metro peers, the area’s renter concentration is among the higher tiers, which typically supports demand depth and renewals for professionally managed assets. Neighborhood occupancy statistics refer to the neighborhood, not this property, and point to generally steady conditions that investors can underwrite with prudent assumptions.
Home values benchmark above most neighborhoods nationally while local rent-to-income sits near the middle of U.S. norms. For investors, this combination suggests a high-cost ownership market that can sustain reliance on rentals, while keeping an eye on affordability pressure for lease management and renewal strategy. Average school ratings in the area trail national norms, which may shape unit mix performance for family-oriented demand but does not preclude workforce leasing momentum.
The average neighborhood construction year trends late-1970s, while the subject’s 1972 vintage is older. That positioning can offer value-add and modernization angles (systems, interiors, curb appeal), improving competitive footing against newer stock if capital plans are executed thoughtfully. Demographic data within a 3-mile radius shows recent population and household growth, with projections indicating further increases in households over the next five years, supporting a larger tenant base and potential occupancy stability.
Neighborhood safety indicators are mixed. Relative to the Stockton metro’s 179 neighborhoods, this area sits in a lower rank cohort (lower ranks indicate more reported crime), signaling that investors should underwrite with standard operating controls and resident-screening rigor. Nationally, the neighborhood aligns close to mid-range safety percentiles, suggesting conditions comparable to many U.S. urban-suburban locations.
Trend data provides some constructive context: estimated violent offense rates declined meaningfully year over year and place the area in a stronger improvement cohort nationally, while property offense trends also improved. These are neighborhood-level indicators, not property-specific measures, and should be paired with current, third-party diligence and management practices.
Proximity to regional employers supports workforce housing demand and commute convenience, with access to consumer products, logistics, retail headquarters, energy, and packaging employers noted below.
- Clorox — consumer products (10.99 miles)
- DISH Network Distribution Center — logistics/distribution (36.45 miles)
- Ross Stores — apparel retail HQ (37.09 miles) — HQ
- Chevron — energy (38.75 miles) — HQ
- International Paper — packaging & paper (40.58 miles)
935 W Swain Rd offers a 1972-vintage, 24-unit footprint in an amenity-dense inner-suburban neighborhood where renter-occupied housing is prevalent. Based on CRE market data from WDSuite, neighborhood-level occupancy and demand are supported by high concentrations of daily services and a high-cost ownership landscape, which together tend to reinforce reliance on multifamily rentals. The property’s older vintage creates a straightforward path for value-add or modernization to sharpen competitiveness against late-1970s and newer stock.
Within a 3-mile radius, recent and projected growth in population and households points to a larger tenant base over the medium term, supporting occupancy stability and leasing velocity. Investors should balance these strengths with practical underwriting for neighborhood safety and school quality, and manage affordability dynamics to sustain renewals and pricing.
- Amenity-rich inner suburb with top-quartile local access to cafes, groceries, and pharmacies, supporting retention and leasing.
- High renter-occupied share indicates depth of tenant base and demand for professionally managed multifamily.
- 1972 vintage provides value-add and modernization avenues to improve positioning versus newer comparables.
- 3-mile demographics show recent growth and projected household gains that can support occupancy stability.
- Risks: neighborhood safety ranks below stronger Stockton cohorts and school ratings trail national norms; active management and underwriting discipline are warranted.