12-Unit Townhome
For Sale
Contact for pricing
764 E Swain Road, Stockton, CA 95207
Twelve townhome units near major shopping, with most units recently remodeled and a separate on-site laundry room.
Property Size11,085 SF
Price / SF$157.87
Days on Market56
Property Features for 764 E Swain Road
General Information
Standard status
Active
Size
11,085 SF
Property subtype
Multifamily
Occupancy
100%
Net Operating Income
$148,272
Additional Details
Highway Access
Yes
Multifamily Units
12
Building Details
Year Built
1972
Buildings
1
Units
12
Tenancy
Multi
Listing Agency:
Colliers - Stockton, California
(209) 475-5100
Listed By:
Jason Reising · License #02048679
Source:
Crexi
Added: Jul 7
Changed: Aug 27
Last Checked: Aug 28 at 6:54PM
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 Colliers - Stockton, California
Investment Insights
Based on property information with market context.
The Swain Road Townhomes is a 12-unit townhome community featuring eleven 2-bedroom, 1.5-bath units and one 3-bedroom, 1.5-bath unit. Unit sizes are listed at 915 SF for the 2-bedroom homes and 1,020 SF for the 3-bedroom home. Three units include washer/dryer hookups, while the remaining units have space available for future installation with minimal plumbing improvements. An on-site laundry room provides an additional on-site amenity.
The property is located in Stockton’s Lincoln Village / Holiday Park neighborhood near Lincoln Center, Sherwood Mall, Costco, and WinCo Foods, along with nearby shopping and dining. Holiday Park and Sherwood Park are also in the surrounding area, and convenient access to Interstate 5 and Highway 99 supports regional connectivity.
With 11 of the 12 units recently remodeled, the community is positioned for relatively limited near-term capital investment.
The property is located in Stockton’s Lincoln Village / Holiday Park neighborhood near Lincoln Center, Sherwood Mall, Costco, and WinCo Foods, along with nearby shopping and dining. Holiday Park and Sherwood Park are also in the surrounding area, and convenient access to Interstate 5 and Highway 99 supports regional connectivity.
With 11 of the 12 units recently remodeled, the community is positioned for relatively limited near-term capital investment.
Key Highlights
- 12‑unit townhome community built in 1972 at 764 E. Swain Road in Stockton’s Lincoln Village/Holiday Park area
- Unit mix includes eleven 2BR/1.5BA townhomes (915 SF) and one 3BR/1.5BA townhome (1,020 SF)
- 11 of the 12 units were recently remodeled for reduced near‑term capital investment
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
$150,028
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
8.57%
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%
$3,000,560
$3.0M
Cap Rate 7%
$2,143,257
$2.1M
Cap Rate 9%
$1,666,978
$1.7M
Market Conditions
NOI Build-Up for 11,085 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
$288.7K $26.04/SF
− Vacancy
−$15.9K −$1.43/SF
EGI
$272.8K $24.61/SF
− OpEx
−$122.7K −$11.07/SF
NOI
$150.0K $13.53/SF
Area
ZIP 95207
Vacancy
5.50%
Lease Rate
$26.04 /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%
$3,000,560
Cap Rate 7%
$2,143,257
Cap Rate 9%
$1,666,978
Alternative Uses
Best Use
Apartment 5plus
$2.14M
$1.88M – $2.50M
NOI $150,028 @ 7.0% cap · market cap 8.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.68M
$3.22M – $4.29M
NOI $257,527 @ 7.0% cap · market cap 14.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
627
Businesses Nearby
Explore this area
Business Placement
Demographics for 95207, CA
52,465
Population
20,300
Households
2.6
Avg Household Size
34
Median Age
20%
College-Educated
83%
High-School Grad
7.2 sq mi
ZIP Area
7,287
Density / Sq Mi
$68,767
Median Household Income
$38,463
Median Earnings
$1,549
Median Rent
$409,000
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 - Twelve townhome units near major shopping, with most units recently remodeled and a separate on-site laundry room.
Where is this apartment building located?
The property is located at 764 E Swain Road Stockton, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 12‑unit townhome community built in 1972 at 764 E. Swain Road in Stockton’s Lincoln Village/Holiday Park area; Unit mix includes eleven 2BR/1.5BA townhomes (915 SF) and one 3BR/1.5BA townhome (1,020 SF); 11 of the 12 units were recently remodeled for reduced near‑term capital investment
