| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 34th | Fair |
| Amenities | 87th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 435 E 6th St, Tracy, CA, 95376, US |
| Region / Metro | Tracy |
| Year of Construction | 1973 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
435 E 6th St Tracy Multifamily Investment
Neighborhood occupancy trends sit in the low-90s with about two-fifths of units renter-occupied — signals of steady tenant demand according to WDSuite’s CRE market data. Positioned in Tracy’s inner-suburban fabric, the asset benefits from strong amenity access and a high-cost ownership market that supports multifamily leasing.
Rated A and ranked 15th among 179 neighborhoods in the Stockton metro, this inner-suburban location is top quartile within the region — a competitive setting for stabilized multifamily. Neighborhood occupancy is above the national median, which supports cash-flow durability, while the renter-occupied share near the low-40% range indicates a deep, diversified tenant pool at the neighborhood level rather than the property itself.
Amenity access is a clear strength. Dining density is strong (top decile nationally), with grocery, parks, pharmacies, cafes, and childcare all sitting in the low-80s to low-90s national percentiles, helping resident retention and day-to-day convenience. Average school quality in the immediate area tracks below the national median, which may modestly temper family-driven demand but is often offset in workforce-oriented assets by commute and amenity fundamentals.
Ownership costs in the neighborhood are elevated versus national norms (home values in a high national percentile and a higher value-to-income ratio), which reinforces reliance on rental housing and can support pricing power and lease retention for well-managed properties. At the same time, the neighborhood’s rent-to-income ratio trends near the high-teens, indicating manageable affordability pressure that can help sustain occupancy.
Demographic statistics aggregated within a 3-mile radius point to a larger tenant base today than five years ago, with population and households expanding and household incomes rising meaningfully. Forecasts suggest further increases in households alongside a slight reduction in average household size, which typically expands the renter pool and supports occupancy stability and lease-up velocity for renovated units.
The property’s 1973 construction is older than much of the competitive set built in recent decades and may warrant capital planning for building systems and interiors. That age profile also creates value-add or repositioning potential in a submarket where amenity access and a high-cost ownership landscape underpin sustained renter demand.
Safety metrics are mixed but trending in a favorable direction. The neighborhood’s crime rank sits at 41 out of 179 within the Stockton metro, placing it below the metro median; nationally, composite safety indicators are around the middle of the pack. Importantly, recent data show a notable year-over-year decline in violent incidents, placing the trend in a strong national percentile for improvement, while property offenses have eased modestly.
For investors, this suggests conditions that are comparable to many inner-suburban areas: adequate for workforce housing with ongoing monitoring warranted. Continued declines in incident rates would further support retention and marketing, whereas reversals could create modest leasing friction. As always, safety conditions vary by micro-location and time of day; underwriting should reflect that variability rather than block-level assumptions.
Nearby employment anchors span consumer goods, retail headquarters, energy, medical devices, and semiconductor equipment — a diverse base that supports renter demand through commute convenience and sector variety.
- Clorox — consumer products (10.9 miles)
- Ross Stores — retail HQ and operations (25.9 miles) — HQ
- Chevron — energy corporate offices (29.6 miles) — HQ
- Boston Scientific - Building 5 — medical devices (33.5 miles)
- Lam Research — semiconductor equipment (34.1 miles) — HQ
This 72-unit, 1973-vintage asset in Tracy sits in a top-quartile neighborhood within the Stockton metro, supported by above-median occupancy and strong amenity access. Elevated ownership costs in the area sustain renter reliance on multifamily housing, while rent-to-income levels suggest manageable affordability pressure that can help preserve occupancy and reduce turnover risk. According to CRE market data from WDSuite, the surrounding neighborhood’s renter-occupied share and stable occupancy indicators point to durable demand drivers.
Demographic statistics aggregated within a 3-mile radius show population and household growth, rising incomes, and forecasts for additional household expansion, which together imply a larger tenant base over the medium term. Given its older vintage, the property may benefit from targeted renovations and systems upgrades, creating value-add potential in a location where pricing power is supported by a high-cost ownership market and diverse regional employment.
- Top-quartile neighborhood within Stockton metro supports occupancy stability and leasing
- Elevated ownership costs reinforce multifamily demand and pricing power
- 3-mile demographics show growing households and higher incomes, expanding the renter base
- 1973 vintage offers value-add upside via renovations and system upgrades
- Risks: mixed but improving safety metrics and below-median school ratings may affect marketing to some households