| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 42nd | Good |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 720 W Weber Ave, Stockton, CA, 95203, US |
| Region / Metro | Stockton |
| Year of Construction | 1985 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
720 W Weber Ave Stockton 88-Unit Multifamily Investment
High-density rental neighborhood with 84.5% renter-occupied units and occupancy rates above metro averages. According to CRE market data from WDSuite, the area ranks in the top quartile nationally for rental share among 179 metro neighborhoods.
This 88-unit property sits in a rental-centric neighborhood where 84.5% of housing units are renter-occupied, ranking first among 179 Stockton metro neighborhoods and in the 99th percentile nationally. The area maintains a 97.9% occupancy rate, outperforming metro averages and ranking in the 89th percentile nationwide. Built in 1985, the property is newer than the neighborhood average construction year of 1946, positioning it competitively within an established rental market.
Within a 3-mile radius, the area serves over 115,000 residents with 56% of households renting, supporting sustained multifamily demand. Median household income of $60,861 has grown 50% over five years, while contract rents increased more modestly at 36%, improving affordability dynamics. Demographic projections indicate continued growth with household counts expected to increase 39% by 2028, expanding the potential tenant base.
The neighborhood offers strong amenity density with grocery stores, restaurants, and childcare facilities all ranking above the 90th percentile nationally per square mile. Schools average 2.5 out of 5 stars, placing the area near metro median for educational quality. Home values of $327,000 with a high value-to-income ratio of 11.8 support rental demand by maintaining elevated ownership costs relative to local incomes.
Crime metrics show mixed trends with property offense rates at 3,067 incidents per 100,000 residents, ranking 127th among 179 metro neighborhoods and in the 6th percentile nationally. However, both property and violent crime rates declined over the past year by 27% and 23% respectively, indicating improving conditions. These reductions place the neighborhood in the 71st percentile nationally for crime trend improvement.
Investors should monitor ongoing security improvements and consider how crime trends may affect tenant retention and lease management. The declining crime trajectory suggests neighborhood stabilization, though current absolute levels remain above metro averages.
The Stockton area benefits from proximity to major corporate offices, providing employment stability for multifamily tenants. Key employers within commuting distance include manufacturing, retail, and energy sector operations.
- Clorox — consumer products manufacturing (7.1 miles)
- Ross Stores — retail corporate headquarters (36.3 miles) — HQ
- The Clorox Company — consumer products (37.7 miles)
- Chevron — energy corporate headquarters (38.5 miles) — HQ
- DISH Network Distribution Center — telecommunications distribution (40.3 miles)
This 88-unit property leverages Stockton's rental-dominant fundamentals, positioned in a neighborhood where renter-occupied units represent 84.5% of housing stock — the highest concentration among metro neighborhoods. The area's 97.9% occupancy rate and declining crime trends support operational stability, while projected household growth of 39% by 2028 indicates expanding tenant demand. Built in 1985, the property offers potential value-add opportunities in a neighborhood with average construction dating to 1946.
According to commercial real estate analysis from WDSuite, the combination of high rental tenure, above-average occupancy, and improving safety metrics creates favorable conditions for long-term cash flow stability. However, investors should consider the area's below-average household incomes and monitor rent-to-income ratios as market rents adjust.
- Highest rental concentration in metro with 84.5% renter-occupied units
- Strong occupancy fundamentals at 97.9%, ranking 89th percentile nationally
- Projected 39% household growth by 2028 expanding tenant base
- Value-add potential with 1985 construction in older neighborhood stock
- Risk consideration: Below-average household incomes may limit rent growth potential