| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 19th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1690 N Tracy Blvd, Tracy, CA, 95376, US |
| Region / Metro | Tracy |
| Year of Construction | 1974 |
| Units | 32 |
| Transaction Date | 2013-08-09 |
| Transaction Price | $3,325,000 |
| Buyer | L&M Putnam Dev Inc. |
| Seller | JCM Partners |
1690 N Tracy Blvd Tracy CA Multifamily Investment
Neighborhood occupancy remains solid and renter demand is deep relative to the metro, according to WDSuite’s CRE market data. The focus here is durable tenant demand supported by daily-needs retail along N Tracy Blvd, not speculative lease-up.
1690 N Tracy Blvd sits in a Tracy neighborhood rated A- and ranked 35 out of 179 in the Stockton metro, placing it in the top quartile locally. That standing reflects strong day-to-day convenience: grocery, pharmacy, restaurants, and childcare density rank near the top of the metro, supporting resident retention and leasing velocity.
Neighborhood occupancy is above the metro median and competitive among Stockton neighborhoods, with WDSuite indicating stability over the past five years. Renter-occupied housing is a majority in this neighborhood, signaling a deeper tenant base and steady multifamily demand. The 1974 construction vintage is newer than the neighborhood’s average stock (1961), which can help the property compete against older buildings, though system updates and selective modernization may still be part of capital planning.
Within a 3-mile radius, population and households have trended upward over the last five years and are projected to grow further, expanding the renter pool and supporting occupancy stability. Median household incomes in the 3-mile trade area are healthy, and rent levels have risen from prior periods; together with a rent-to-income profile that indicates manageable affordability pressure, this supports lease retention and measured pricing power.
Counterpoints for underwriting: park access is limited in the immediate neighborhood and average school ratings are low relative to national benchmarks. Elevated home values in the broader area point to a higher-cost ownership market; for multifamily investors, that typically sustains reliance on rental housing, reinforcing demand depth for well-located assets.
Neighborhood-level crime rankings are not available in WDSuite for this location, so investors should rely on comparative city and county reports to contextualize safety trends. When reviewing comp assets in the Stockton metro, use consistent sources and timeframes to assess trajectory rather than single-year snapshots.
- Clorox — consumer products offices (11.0 miles)
- Ross Stores — retail corporate offices (25.1 miles) — HQ
- The Clorox Company — consumer products offices (26.1 miles)
- Chevron — energy corporate offices (28.8 miles) — HQ
- Boston Scientific - Building 5 — medical devices (33.2 miles)
Proximity to established corporate employers supports renter demand through commute convenience and diversified job bases, particularly for workforce and professional households expected to rent nearby. The companies below represent the nearest anchors that can influence leasing and retention.
This 32-unit 1974 asset benefits from a renter-oriented neighborhood that ranks in the top quartile among 179 Stockton metro neighborhoods, with amenity density that supports leasing and retention. Neighborhood occupancy trends are above the metro median, and within a 3-mile radius, population and household growth point to a larger tenant base over the next several years. Elevated ownership costs in the area further sustain reliance on rental housing, bolstering demand durability.
The property’s vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while leaving room for targeted renovations or system upgrades to drive value-add upside. According to CRE market data from WDSuite, renter concentration and stable neighborhood occupancy create a foundation for consistent cash flow, with underwriting focus appropriately placed on capex planning and asset positioning rather than lease-up risk.
- Renter-heavy neighborhood and above-median occupancy support stable demand
- 1974 vintage newer than area average, with value-add modernization potential
- Strong daily-needs amenity access along N Tracy Blvd aids retention
- Elevated ownership costs in the area reinforce reliance on rentals
- Risks: limited park access and lower school ratings may narrow some renter segments