| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 34th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1184 Lincoln Blvd, Tracy, CA, 95376, US |
| Region / Metro | Tracy |
| Year of Construction | 1973 |
| Units | 29 |
| Transaction Date | 2013-06-18 |
| Transaction Price | $1,775,000 |
| Buyer | LINCOLN PLAZA APARTMENTS LP |
| Seller | VALDRY FELTON G |
1184 Lincoln Blvd, Tracy CA Multifamily Investment
Neighborhood occupancy remains elevated, supporting income stability according to WDSuite’s CRE market data, with area fundamentals pointing to steady renter demand in Tracy’s inner-suburban setting.
The property sits in an Inner Suburb pocket of Tracy that ranks 12 out of 179 metro neighborhoods with an overall neighborhood rating of A — a position in the top quartile among 179 Stockton-area neighborhoods. For investors, this positioning suggests competitive fundamentals relative to the metro, even as submarket dynamics can vary street by street.
Daily-needs access is a strength. Grocery availability is robust (near the 99th percentile nationally), and pharmacies also score high (mid-90s percentile), supporting renter convenience and lease retention. Parks access trends well (upper-80s percentile), while café density is thin locally — a mix that favors pragmatic amenities over lifestyle retail. These amenity patterns typically support workforce-oriented renter profiles.
Neighborhood occupancy is strong (upper-80s percentile nationally), and the share of renter-occupied housing is roughly two-fifths, indicating a meaningful tenant base without being renter-saturated. With a rent-to-income ratio around one-quarter, pricing power exists but should be managed with attention to affordability pressure and renewal risk. Home values trend high for the region (upper-80s national percentile) and the value-to-income ratio is elevated (low-90s percentile), indicating a high-cost ownership market that tends to sustain reliance on multifamily rentals.
Construction year for the asset is 1973, slightly older than the neighborhood average (late-1970s). That vintage typically implies ongoing capital planning and creates potential value-add opportunities through unit renovations and system upgrades to remain competitive against newer stock. School ratings in the immediate area trend below national medians, which can modestly temper appeal for some family renters; investors often offset this with property-level amenities and unit finishes. Demographic statistics aggregated within a 3-mile radius show recent population and household growth with further increases projected, supporting a larger tenant base and occupancy stability over time, based on commercial real estate analysis from WDSuite.
Comparable neighborhood crime metrics are not available in this dataset for precise benchmarking. Investors typically assess safety by reviewing city and county trend data alongside property-level measures (lighting, access control, and on-site management) and by comparing conditions to nearby Stockton-area neighborhoods.
Given the absence of ranked or percentile indicators here, a prudent approach is to underwrite to observed area trends and recent leasing experience, and to incorporate contingency for security enhancements if warranted by on-site evaluations.
Proximity to a diversified employment base supports renter demand and retention, with nearby roles spanning consumer goods, retail headquarters, energy, and medical technology. Notable employers include Clorox, Ross Stores, Chevron, Boston Scientific, and Thermo Fisher Scientific.
- Clorox — consumer products (11.6 miles)
- Ross Stores — retail HQ (24.7 miles) — HQ
- Chevron — energy HQ (28.4 miles) — HQ
- Boston Scientific - Building 5 — medical devices (32.6 miles)
- Thermo Fisher Scientific — life sciences (32.7 miles)
1184 Lincoln Blvd offers a 29-unit, 1973-vintage asset positioned in a competitive Tracy neighborhood where daily-needs amenities and high neighborhood occupancy support income durability. Elevated ownership costs in the surrounding area reinforce reliance on rentals, and a meaningful renter-occupied housing share provides depth to the tenant base. According to CRE market data from WDSuite, the neighborhood’s occupancy is above national medians, while 3-mile demographic trends point to ongoing renter pool expansion.
The 1973 construction suggests both steady capex needs and practical value-add potential via interior upgrades and system modernization to defend positioning against newer stock. While local school ratings trend below national norms and café/lifestyle density is thinner, grocery, pharmacy, and park access are strong — characteristics that typically align with stable, workforce-oriented demand.
- Competitive neighborhood standing within Stockton metro supports occupancy stability
- High-cost ownership market sustains renter reliance and pricing power
- 1973 vintage provides clear value-add path via renovations and system updates
- 3-mile population and household growth underpin a larger tenant base
- Risks: below-average local school ratings and older vintage require active asset management