| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 44th | Good |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 201 E Grant Line Rd, Tracy, CA, 95376, US |
| Region / Metro | Tracy |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | 2023-08-30 |
| Transaction Price | $11,200,000 |
| Buyer | CH TRACY LLC |
| Seller | PATTERSON JOAN H |
201 E Grant Line Rd Tracy Multifamily Investment
Positioned in Tracy’s inner-suburban fabric, the surrounding neighborhood reports top-tier occupancy, indicating durable renter demand, according to WDSuite’s CRE market data.
The property sits within an Inner Suburb neighborhood of the Stockton, CA metro that is rated A and ranks 22 out of 179 neighborhoods — a top quartile position locally. This standing reflects balanced livability and strong renter fundamentals at the neighborhood level, not the property.
Everyday convenience is a clear strength: neighborhood café density ranks 11 of 179 (top tier locally; high 92nd percentile nationally), childcare access ranks 6 of 179 (top tier; 99th percentile nationally), and grocery options rank 30 of 179 (competitive among Stockton neighborhoods; 91st percentile nationally). Restaurant density is also competitive (rank 66 of 179; 74th percentile nationally). A noted gap is limited parks and pharmacies within the neighborhood, which may shift recreation and healthcare trips to nearby areas.
Neighborhood schools average a 3.0 out of 5 and sit around the 61st national percentile, supporting family-oriented appeal. Median household income in the neighborhood is in the upper tiers nationally (76th percentile), while home values sit higher on a national basis (85th percentile) with a value-to-income ratio in the 82nd percentile — a high-cost ownership context that tends to reinforce reliance on rental housing and can support pricing power for competitive multifamily assets.
On tenure, approximately 41.4% of housing units in the neighborhood are renter-occupied, indicating a meaningful tenant base for multifamily demand. Within a 3-mile radius, recent population growth and an increase in households, with additional household gains projected, point to a larger tenant base over time — supportive of occupancy stability and leasing velocity. Rent-to-income at the neighborhood level tracks in a lower national percentile, suggesting lighter affordability pressure for many renters, which can aid retention and renewal outcomes.
Comparable crime statistics for this neighborhood are not published in the provided release. Investors typically benchmark neighborhood safety against metro and national trends and validate on-site through management interviews and local law enforcement resources. Consider pairing market-level diligence with property-level controls (lighting, access, monitoring) to align with tenant expectations.
The area draws from a diverse regional employment base, supporting commuter convenience and renter demand in household products, off-price retail headquarters, energy, and medical devices — all within a drivable radius.
- Clorox — household products (10.3 miles)
- Ross Stores — off-price retail (25.7 miles) — HQ
- Chevron — energy (29.4 miles) — HQ
- Boston Scientific - Building 5 — medical devices (34.0 miles)
This 48-unit asset, built in 1984, benefits from neighborhood-level occupancy strength and a solid demand base. The vintage is newer than the neighborhood’s average 1970s stock, which can provide a competitive edge versus older assets while still warranting selective modernization of systems and finishes to drive rent positioning and retention.
According to CRE market data from WDSuite, the surrounding neighborhood ranks in the top quartile among 179 Stockton metro neighborhoods, with strong daily amenities and a high-cost ownership market that tends to sustain rental demand. Within a 3-mile radius, recent population growth and projected household gains point to a larger renter pool over time, supporting occupancy stability and disciplined rent strategies. Limited parks and pharmacies locally are manageable considerations when underwriting resident experience and transport patterns.
- Neighborhood-level occupancy and amenity access support stable leasing and retention.
- 1984 vintage is newer than the area’s 1970s average, with opportunity for targeted value-add and systems modernization.
- High-cost ownership context reinforces multifamily demand; lower rent-to-income levels locally can aid renewals.
- Risks: limited parks/pharmacies in the immediate neighborhood and potential 1980s-era capex needs; plan for resident experience and capital budgeting.