| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1629 Holly Dr, Tracy, CA, 95376, US |
| Region / Metro | Tracy |
| Year of Construction | 1979 |
| Units | 20 |
| Transaction Date | 1995-02-03 |
| Transaction Price | $800,000 |
| Buyer | REAL ESTATE INVESTMENTS 209 HOLDING COMP |
| Seller | FRANK A GRANDE & BETTE ANN GRANDE FAMILY |
1629 Holly Dr Tracy 20-Unit Multifamily Investment
Steady neighborhood occupancy and a deep renter-occupied base point to durable demand, according to WDSuite’s CRE market data. Positioned in Tracy, the asset benefits from strong daily-needs access that supports leasing stability and retention.
The immediate neighborhood scores well for daily conveniences, with grocery and pharmacy density ranked 11th among 179 metro neighborhoods and restaurants and cafes also competitive; these amenity levels translate into practical renter appeal. Amenities and services trend in the top quartile nationally, reinforcing day-to-day livability for residents and supporting occupancy.
Neighborhood occupancy is 96.2% and ranks 58 of 179 (competitive among Stockton, CA neighborhoods) and trends in the top quartile nationally, indicating relatively stable leasing conditions. The renter-occupied share is elevated within the metro (ranked 16 of 179), suggesting depth in the tenant base and consistent demand for multifamily units.
Within a 3-mile radius, recent population and household growth have expanded the local renter pool, with additional household increases projected over the next five years; this points to a larger tenant base and supports occupancy stability. Median household incomes in this 3-mile area have risen meaningfully and are projected to continue increasing, which can support rent levels and renewal outcomes when paired with prudent lease management.
Home values in the neighborhood are elevated relative to national norms (top quintile nationally) and the value-to-income ratio ranks in the metro’s upper tier, which tends to sustain reliance on rental housing and can support pricing power for well-managed assets. At the same time, the neighborhood’s rent-to-income ratio sits at a level consistent with manageable affordability pressure, a positive for retention risk.
The area’s construction stock skews older than the subject’s 1979 vintage (neighborhood average 1961; rank 119 of 179), giving a 1979 property a relative competitive edge versus mid-century buildings while still warranting targeted capital planning for aging systems over time. Note that average school ratings in the neighborhood rank low nationally, which investors may factor into renter profile and marketing strategy.
Comparable crime metrics for this neighborhood are not available in the current WDSuite feed. Investors typically review city and county trend reports alongside property-level measures to benchmark safety against nearby Stockton, CA neighborhoods and to understand any multi-year movement rather than single-period snapshots.
A practical approach is to assess broader area patterns, confirm on-the-ground conditions during due diligence, and align security spend with tenant profile and leasing goals.
The location is within commuting range of regional employers that support a diverse workforce and underpin renter demand, including consumer products, off-price retail headquarters, energy, and medical devices.
- Clorox — consumer products (10.7 miles)
- Ross Stores — off-price retail (25.5 miles) — HQ
- The Clorox Company — consumer products (26.6 miles)
- Chevron — energy (29.2 miles) — HQ
- Boston Scientific - Building 5 — medical devices (33.6 miles)
1629 Holly Dr offers investors durable demand drivers: competitive neighborhood occupancy (top-quartile nationally), an elevated renter-occupied share within the metro, and strong day-to-day amenity access that supports leasing and renewals. The 1979 vintage is newer than the neighborhood’s mid-century average, positioning the asset to compete against older stock while warranting targeted modernization and systems planning typical for late-1970s construction.
Within a 3-mile radius, population and household growth have expanded the potential tenant base, with additional household increases projected over the next five years. Elevated home values relative to national norms reinforce reliance on rental housing, while a rent-to-income profile consistent with manageable affordability supports retention; according to CRE market data from WDSuite, these conditions align with stable occupancy in comparable neighborhoods.
- Competitive occupancy and renter depth support cash flow stability
- 1979 vintage offers relative edge versus older area stock with targeted value-add potential
- 3-mile household growth and rising incomes expand the renter pool and pricing resilience
- Elevated ownership costs in the area sustain multifamily demand and leasing velocity
- Risks: below-average school ratings and limited park access may influence renter mix and marketing