6-Unit Townhome-Style Apartment
For Sale
$998,000
3303 N Franklin Ave, Stockton, CA 95204
Commercial Sale, Stockton, CA
Property Size5,346 SF
Lot Size0.21 Acres
Price / SF$186.68
Days on Market41
Property Features for 3303 N Franklin Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
12
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 2, Bedroom 4, Bathroom 7, Bedroom 3, Bedroom 11, Bathroom 1, Bathroom 5, Bathroom 4, Bedroom 10, Bedroom 12, Bedroom 1, Bedroom 7, Bathroom 6, Bathroom 8, Bedroom 2, Bathroom 3, Bedroom 9, Bedroom 8, Bedroom 6, Bedroom 5
Parking features
Carport
Lot features
Level
Directions
W. Alpine>N. Franklin..
Subdivision
Listing
Standard status
Active
APN
111110080000
Size
5,346 SF
Lot size
0.21 Acres
Utilities
Heating system
Electric (Heating)
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1966
Number of units
6
Flooring type
Linoleum, Carpet, Tile
Building materials
Wood
Listing Agency:
RE/MAX Accord · RE/MAX International
(925) 947-1777
Listed By:
Matt Irvin
(925) 300-5855
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 3:06PM
MLS# 41142175
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This six-unit apartment property in Stockton presents townhome-style residences, each configured with 3 bedrooms and 1.5 baths. The 5,346-square-foot building was constructed in 1966 on a 0.2077-acre lot, with wood construction, linoleum, carpet, and tile flooring. Heating is electric, cooling is provided by wall or window units, and carport parking is included. A new roof was installed in 2019, and the property is served by public water.
The complex is situated in Stockton’s Country Club / Pacific area, within walking distance of local stores, UOP, and Delta College. Bus lines are nearby, and I-5 is readily accessible. Reported gross annual rents reflect a GRM of 10.
The complex is situated in Stockton’s Country Club / Pacific area, within walking distance of local stores, UOP, and Delta College. Bus lines are nearby, and I-5 is readily accessible. Reported gross annual rents reflect a GRM of 10.
Key Highlights
- 6‑unit apartment complex with townhome‑style residences
- Each unit includes 3 bedrooms and 1.5 baths
- 5,346 square feet on a 0.2077‑acre 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
$65,063
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
6.52%
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%
$1,301,260
$1.3M
Cap Rate 7%
$929,471
$929.5K
Cap Rate 9%
$722,922
$722.9K
Market Conditions
NOI Build-Up for 5,346 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
$128.3K $24.00/SF
− Vacancy
−$10.0K −$1.87/SF
EGI
$118.3K $22.13/SF
− OpEx
−$53.2K −$9.96/SF
NOI
$65.1K $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%
$1,301,260
Cap Rate 7%
$929,471
Cap Rate 9%
$722,922
Alternative Uses
Best Use
Apartment 5plus
$929.5K
$813.3K – $1.08M
NOI $65,063 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.45M
$1.26M – $1.69M
NOI $101,198 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
315
Businesses Nearby
Explore this area
Business Placement
Demographics for 95204, CA
30,719
Population
12,354
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
84%
High-School Grad
5.3 sq mi
ZIP Area
5,796
Density / Sq Mi
$71,792
Median Household Income
$42,361
Median Earnings
$1,381
Median Rent
$358,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Every residence includes three bedrooms and one-and-a-half baths, with access to nearby schools, stores, transit, and I-5.
Where is this apartment building located?
The property is located at 3303 N Franklin Ave Stockton, CA.
What is the asking price?
The asking price for this property is $998,000.
What are key features of this property?
This property features: 6‑unit apartment complex with townhome‑style residences; Each unit includes 3 bedrooms and 1.5 baths; 5,346 square feet on a 0.2077‑acre lot
