Stockton Multifamily Investment
For Sale
$2,000,000
136 W Vine Street, Stockton, CA 95202
Gated 16-unit apartment complex in Stockton's Midtown West neighborhood.
Property Size8,320 SF
Lot Size0.26 Acres
Price / SF$240.38
Days on Market202
Property Features for 136 W Vine Street
General Information
Standard status
Active
Size
8,320 SF
Lot size
0.26 Acres
Property subtype
Commercial
Building Details
Year Built
1971
Listing Agency:
EXP REALTY OF CALIFORNIA
(888) 584-9427
Listed By:
ANNA OLIVER
Source:
Corcoran
Added: Jan 20
Changed: Jul 6
Last Checked: Aug 9 at 8:01AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of EXP REALTY OF CALIFORNIA
Investment Insights
Based on property information with market context.
Located in the desirable Midtown West neighborhood of Stockton, 132-136 W Vine St presents a multifamily investment opportunity. Constructed in 1971, this two-story building encompasses approximately 8,320 square feet on an 11,225 square foot lot. The property functions as a private, gated community. The complex features 16 residential units, with a unit mix primarily consisting of 1-bedroom/1-bath layouts. The grounds include a dedicated courtyard area with a gazebo and garden. On-site amenities include shared laundry facilities and covered carport parking with 12 spaces.
Key Highlights
- Rare multifamily investment opportunity in the desirable Midtown West neighborhood of Stockton.
- Private, gated community providing tenants with enhanced security and seclusion.
- Substantial two‑story building spanning approximately 8,320 square feet on a large 11,225 square foot lot.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$101,258
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.06%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,025,160
$2.0M
Cap Rate 7%
$1,446,543
$1.4M
Cap Rate 9%
$1,125,089
$1.1M
Market Conditions
NOI Build-Up for 8,320 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$199.7K $24.00/SF
− Vacancy
−$15.6K −$1.87/SF
EGI
$184.1K $22.13/SF
− OpEx
−$82.8K −$9.96/SF
NOI
$101.3K $12.17/SF
Area
Stockton, CA
Vacancy
7.80%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,025,160
Cap Rate 7%
$1,446,543
Cap Rate 9%
$1,125,089
Alternative Uses
Best Use
Apartment 5plus
$1.45M
$1.27M – $1.69M
NOI $101,258 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.25M
$1.97M – $2.62M
NOI $157,495 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,861
Businesses Nearby
Explore this area
Business Placement
Demographics for 95202, CA
6,949
Population
3,999
Households
1.7
Avg Household Size
38
Median Age
17%
College-Educated
70%
High-School Grad
1.1 sq mi
ZIP Area
6,317
Density / Sq Mi
$23,954
Median Household Income
$31,879
Median Earnings
$864
Median Rent
$322,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Gated 16-unit apartment complex in Stockton's Midtown West neighborhood.
Where is this apartment building located?
The property is located at 136 W Vine Street Stockton, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Rare multifamily investment opportunity in the desirable Midtown West neighborhood of Stockton.; Private, gated community providing tenants with enhanced security and seclusion.; Substantial two‑story building spanning approximately 8,320 square feet on a large 11,225 square foot lot.
