| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 34th | Fair |
| Amenities | 87th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 662 E 6th St, Tracy, CA, 95376, US |
| Region / Metro | Tracy |
| Year of Construction | 1973 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
662 E 6th St Tracy Multifamily Investment
This 88-unit property built in 1973 sits in a neighborhood ranked in the top 10% among 179 metro neighborhoods. Occupancy rates remain stable at 93.4% with strong rental demand supported by growing household incomes.
Tracy's inner suburb environment ranks 15th among 179 neighborhoods in the Stockton metro, placing it in the top quartile for overall investment fundamentals. The area demonstrates solid rental dynamics with 41.7% of housing units occupied by renters, ranking in the 82nd percentile nationally and supporting consistent multifamily demand.
Demographics within a 3-mile radius show a growing tenant base, with household counts increasing 6.6% over five years and median household income rising to $114,236. Population projections indicate continued growth through 2028, expanding the renter pool that supports occupancy stability. The neighborhood's 93.4% occupancy rate reflects this demand strength, though it has declined slightly from prior years.
The property's 1973 construction year aligns with the neighborhood's average building vintage of 1948, suggesting potential value-add opportunities through strategic renovations and unit upgrades. Median rents of $1,483 have grown 33.9% over five years, indicating pricing power, while rent-to-income ratios remain manageable for tenant retention at 18% of median household income.
Local amenities support tenant appeal with restaurant density ranking in the 95th percentile nationally and strong access to grocery stores, childcare, and parks. The area's amenity profile ranks 4th among metro neighborhoods, contributing to resident satisfaction and lease renewal potential.
Crime metrics show a mixed profile for the neighborhood. Violent crime rates of 32.3 incidents per 100,000 residents rank around the metro median, while property crime rates of 717 per 100,000 residents place the area in the 30th percentile nationally, indicating higher property crime relative to national averages.
However, recent trends show improvement with violent crime declining 52.5% year-over-year, ranking in the 87th percentile nationally for crime reduction. Property crime also decreased 10.4% over the past year, suggesting positive momentum in neighborhood safety conditions that may support tenant retention and leasing activity.
The Tracy area benefits from proximity to major Bay Area employers, providing workforce housing opportunities for commuters. Corporate offices within a 35-mile radius include several Fortune 500 companies and technology firms.
- Clorox — consumer goods (10.9 miles)
- Ross Stores — retail headquarters (25.8 miles) — HQ
- The Clorox Company — consumer products (26.8 miles)
- Chevron — energy headquarters (29.6 miles) — HQ
- Lam Research — semiconductor equipment headquarters (34.0 miles) — HQ
This 88-unit Tracy property offers value-add potential in a neighborhood demonstrating above-average fundamentals. According to CRE market data from WDSuite, the area ranks in the top 10% of metro neighborhoods with stable occupancy at 93.4% and growing household incomes supporting rental demand. The 1973 construction year presents renovation opportunities to capture rent premiums in a market where median rents have increased 33.9% over five years.
Demographic trends within a 3-mile radius support long-term demand with household growth of 6.6% and projected income increases through 2028. The property benefits from Tracy's position as workforce housing for Bay Area employment centers, with major corporate offices including Chevron and Lam Research within commuting distance. Strong amenity access and improving crime trends add to the investment thesis.
- Top quartile neighborhood ranking with 93.4% occupancy stability
- Value-add potential through strategic renovations of 1973-vintage units
- Growing household base with median income of $114,236 supporting rent growth
- Workforce housing demand from Bay Area employment corridor
- Risk: Property crime rates above national averages require security considerations