| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 29th | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6500 Jackson Ave, Riverbank, CA, 95367, US |
| Region / Metro | Riverbank |
| Year of Construction | 1972 |
| Units | 37 |
| Transaction Date | 1995-05-18 |
| Transaction Price | $788,540 |
| Buyer | ZD PROPERTIES 37 LLC |
| Seller | RIVER BLUFF ENTERPRISES INC |
6500 Jackson Ave, Riverbank CA Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. Investors screening Central Valley assets may find stable leasing dynamics with room for operational optimization.
This Inner Suburb location in Riverbank sits within the Modesto, CA metro and posts a neighborhood rating of C+. Occupancy in the neighborhood is strong and competitive among Modesto neighborhoods (ranked 34 of 130; top decile nationally), supporting income stability for a 37-unit asset. Renter concentration at the neighborhood level is meaningful, indicating a sizable base of renter-occupied housing units that can sustain leasing velocity over time.
Daily-needs access is anchored by grocery and dining density (both above national norms), while cafes, parks, childcare, and pharmacies are limited in the immediate neighborhood. For investors, that mix suggests convenience for essentials with fewer lifestyle amenities on the block, a common tradeoff in inner-suburban Central Valley submarkets.
Within a 3-mile radius, demographics point to a growing tenant base: population has increased modestly in recent years with forecasts calling for further growth and a notable increase in households over the next five years. Larger average household sizes and a broad middle-to-upper income distribution imply depth for workforce-oriented units and potential retention benefits. Median home values in the neighborhood are elevated versus national norms, a high-cost ownership backdrop that typically reinforces reliance on multifamily housing and supports pricing power in professionally managed communities.
From a rent burden standpoint, the neighborhood’s rent-to-income ratio trends favorably relative to national benchmarks, which can support renewals and reduce turnover risk. Vintage in the area skews late-1960s on average; the subject’s 1972 construction is slightly newer than that baseline, positioning it competitively versus older local stock while still leaving room for selective modernization to meet renter expectations.
Safety indicators for the neighborhood are mixed to below average compared with both the Modesto metro and national norms. The neighborhood’s overall crime rank is 112 out of 130 metro neighborhoods, and national safety percentiles sit on the lower end (violent offense around the bottom quintile nationwide), signaling that investors should underwrite with prudent security and operational controls.
Recent year-over-year estimates indicate a noticeable uptick in both property and violent offenses locally. While neighborhood conditions can change block to block, investors should focus on practical measures—lighting, access control, and resident engagement—along with market-appropriate insurance and contingency assumptions, and compare trends to peer submarkets across the Modesto region.
Regional employment access includes large corporate operations within commutable distance, which can support renter demand and lease retention for workforce housing. The list below highlights a notable nearby employer.
- Clorox — consumer products operations (19.7 miles)
6500 Jackson Ave offers a scale-efficient 37-unit footprint in an inner-suburban Riverbank setting where neighborhood occupancy is competitive among Modesto submarkets and in the top decile nationally, according to CRE market data from WDSuite. Elevated local home values relative to national norms point to a high-cost ownership market that tends to sustain multifamily demand and support renewal-driven revenue. Within a 3-mile radius, population and household counts are expected to rise, expanding the renter pool and reinforcing leasing stability.
Built in 1972, the property is somewhat newer than the area’s late-1960s average vintage, providing a competitive position versus older stock while still offering value-add potential through targeted system upgrades and contemporary finishes. Investors should account for neighborhood safety readings that trail metro averages, using disciplined operations and capex planning to preserve cash flow durability.
- Occupancy strength: competitive in the Modesto metro and top decile nationally supports income stability.
- Demand drivers: high-cost ownership environment reinforces reliance on rentals and pricing power.
- Demographic tailwinds: 3-mile radius shows population and household growth, expanding the tenant base.
- Vintage positioning: 1972 construction is slightly newer than area average, with targeted modernization upside.
- Risk focus: below-average safety metrics warrant prudent security measures and conservative underwriting.