Commercial Real Estate Credit —
Stockton-Lodi, CA
The state of disclosed CRE credit in this market · CA
The read
$388M of CMBS across 21 loans. The heaviest maturity load lands in 2033 ($94M). Distress is flat in the filed record — 0.0% as of 2026-07. 14 on-the-ground distress events in the past year (620 jobs).
Overview
CMBS
Submarkets
Local Banks
Jobs & Demand
On The Ground
Loading map…
The CMBS properties our stress model flags here, plus recent store closures and layoffs. Stressed is a wider net than distressed — the distressed figure above counts only loans already in special servicing or 60+ days delinquent, while these dots also include performing loans facing maturity or coverage pressure. Property dots sit at the center of their ZIP code, not the building — they show where stress concentrates, not which asset. Closures and layoffs are pinned to address where we have it. Open any dot to the building and the loan behind it →
CMBS Distressed UPB
under $1M / 0.0%
in special servicing or 60+ days delinquent
CMBS Maturing ≤ 24mo
$77M
Local Banks (stressed)
0 / 3
Bank Early-Warning
0 flagged
Store Closures (1y)
6
Layoff Notices (1y)
8 / 620 jobs
0.26% of metro employment
CMBS Loans / UPB
21 / $388M
Unemployment · Jul 2026
6.4%
-0.6pp yr
Office-Using Jobs · 2024
27,370
-2.2% yr
How much CRE distress is there in Stockton-Lodi, CA right now?
Stockton-Lodi shows a distinctly mixed distress picture right now: two of the four signals are elevated, but four of the six pair comparisons disagree, meaning the stress is showing up in failure mechanisms rather than lender balance sheets yet. Store closures are running at 2.47 per 100k jobs (rank 70 of 392 by count, 120 by rate) and WARN layoff notices are elevated at 0.14% of employment (rank 46 of 386 by count, 146 by rate). However, bank CRE noncurrents are quiet at 7.7% (rank 101 of 393 by count, 98 by rate), and securitized special servicing shows 0.0% of the balance (rank 220 of 335 for both count and rate) — with no securitized loans in special servicing right now. The divergences are telling: closures hot with bank CRE quiet suggests tenants are leaving before lenders book it, closures hot with the CMBS tape quiet points to retail failing on buildings that tape doesn't hold, and WARN hot with both lender books quiet indicates employment is going first. Only one pair shows both sides elevated (closures/WARN agreeing on distress), and one pair is quiet on both (banks/CMBS), while four pairs disagree — a profile consistent with early-stage retail and employment stress that hasn't yet migrated into the financed books.
The figures behind this answer
| Signal | Level | Rate | Rank by count | Rank by rate | Reading |
|---|---|---|---|---|---|
| store closures store closures per 100,000 jobs |
6 closures | 2.47 per 100k jobs | 70 of 392 | 120 of 392 | elevated trailing 365 days to today
|
| layoff notices (WARN) workers on layoff notices as a share of the metro's employment |
14 notices | 0.14% | 46 of 386 | 146 of 386 | elevated trailing 365 days to today
|
| bank CRE at lenders over the noncurrent line share of the CRE lent into this metro that sits at a lender over the blended-noncurrent line |
$248.4mm | 7.7% | 101 of 393 | 98 of 393 | quiet
allocated 2026-03-31
|
| securitized loans in special servicing share of the securitized balance read here that is in special servicing |
0 loan records | 0% | 220 of 335 | 220 of 335 | quiet 2026-07-29
|
6 pairs compared
1 both elevated
1 both quiet
4 disagreeing
0 unreadable — a side is blind
2 of four legs elevated
one metro, four independent feeds, each on its own denominator
{'coverage': "114 of 441 metros have at least one blind leg and 48 are blind on all four. Those 48 are the same metros the board's map cannot place and the metro resolver cannot name: one ZIP-to-CBSA crosswalk boundary, showing up three ways.", 'a_count_ranks_by_size': 'Elevation is computed on the COUNT, over a flat threshold, which is a size filter. New York is 2nd of 392 by store closures and 264th of the same 392 by closures per job — both true, and which one you lead with decides what the reader believes. Every leg carries both ranks over ONE population; quote the rate beside the count.', 'disagreement_is_not_severity': 'Where two legs disagree, that is usually a fact about WHICH mechanism is running, not an error in either feed and not a worse metro. The six pairs read different populations, and each note is a STRUCTURAL prior about those populations — nothing here measures a lead or a lag between two legs, so never report one as timing.', 'a_blind_leg_is_not_a_quiet_one': "A leg with no denominator, or whose numerator cannot be measured, reads LOW and means nothing. Each leg publishes a measurement state (allocated, floor, measured, no denominator, no rate, not measurable) for that reason. Never report a blind leg as 'no distress'."}
{'leg': 'closures', 'unit': 'jobs', 'as_of': 'trailing 365 days to today', 'value': 243002, 'measures': 'store closures', 'available': True, 'as_of_kind': 'window', 'what_it_is': "all metro jobs, QCEW annual average — a SIZE normaliser, not a matched population: the feed spans retail, food service and pharmacy and no single QCEW sector covers it. The MATCHED read sits beside it as this leg's second reading"}
{'leg': 'warn', 'unit': 'employed', 'as_of': 'trailing 365 days to today', 'value': 344862, 'measures': 'layoff notices (WARN)', 'available': True, 'as_of_kind': 'window', 'what_it_is': 'employed persons, BLS LAUS, not seasonally adjusted'}
{'leg': 'bank', 'unit': '$mm', 'as_of': '2026-03-31', 'value': 3227.1, 'measures': 'bank CRE at lenders over the noncurrent line', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': 'bank CRE allocated to this metro by branch deposits'}
{'leg': 'cmbs', 'unit': '$mm', 'as_of': '2026-07-29', 'value': 370.0, 'measures': 'securitized loans in special servicing', 'available': True, 'as_of_kind': 'stamp', 'what_it_is': "current balance on the non-pari-passu rows of this tape — the trust's slice, not the whole loan, on both sides of the ratio"}
Written from the figures above · CBSA 44700 · stress_metro · last changed 28 Aug 2026
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Which distress signals are elevated in Stockton-Lodi, CA, and which cannot be read?
In Stockton-Lodi, CA, the elevated distress signals are closures and layoffs (WARN notices), with 6 store closures and 14 WARN notices recorded over the past year, indicating real-economy deterioration. However, CRE-credit stress is not yet visible: bank CRE at risk (90th percentile) is 2.5%, CMBS special servicing UPB is $0.0mm (0.0% of metro UPB), and distressed lender CRE is $248.4mm, while distressed bank assets ($0.0bn) and the bank allocation exact share (0.0%) show no bank distress. The reading for bank CRE exposure is available as $3.23bn, but the convergence signal (2) and phase suggest this is an early-stage, leading-edge dynamic—the ground is wobbling but little distress sits behind it yet. No figure is unavailable; all readings are present, though the materiality is immaterial given the minimal distressed CRE dollars.
The figures behind this answer
- CMBS in special servicing
- $0.0mm
- … as a share of this metro's CMBS balance
- 0.0%
- Bank CRE lent into this metro
- $3.23bn
- … at risk at the 90th percentile
- 2.5%
- CRE at lenders over the noncurrent line
- $248.4mm
- Assets at those lenders
- $0.00bn
- … share needing no branch-deposit allocation
- 0.0%
- Signals reading elevated
- store closures, WARN layoff notices
- Legs agreeing
- 2
- Phase
- early
- CMBS loans in special servicing
- 0
- Distressed banks
- 0
- Store closures (past year)
- 6
- WARN notices (past year)
- 14
the ground is deteriorating but CRE credit has not yet been hit — the leading edge
little to no distressed CRE dollars behind the signals
the ground is wobbling (closures / layoffs) but little CRE-credit distress sits behind it yet — a real-economy signal, not (yet) a CRE-credit event
Written from the figures above · CBSA 44700 · geo_metro_signals · last changed 28 Aug 2026
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Jobs & Demand — the labor market under the collateralWatch it change →
Every other zone on this page reads the credit — what the loan is doing.
This one reads the demand underneath it. Office jobs pay office rent;
office rent services the office loan. When the jobs go, the DSCR follows — but not for another year or two.
That lag is the whole point of looking here.
Unemployment · Jul 2026
6.4%
-0.6pp yr
Last 24 months
5.6%7.0%
Monthly metro unemployment (BLS LAUS) — the freshest labor signal there is,
about six weeks behind. Read the direction, not the level: a 4% metro that is rising and a 6% metro that is
falling are not telling you the same thing.
Jobs by CRE-relevant sector · 2024
Annual employment by sector (BLS QCEW, 2024; 243,002 jobs in the metro).
QCEW lags — it is the structural read, not the current one, and we pair it with the monthly unemployment above on purpose.
Office-using sums five supersectors; where BLS withholds any one of them for
disclosure, we show nothing rather than a number we know is too low — so a missing sector here means
“suppressed at the source,” not “zero.”
Sector Heat — CMBS distress rate by property type (metro vs national)See the loans behind the bar →
Too few CMBS loans here (21) to say whether this metro's rate is explained by its property mix — that comparison needs 25.
No CMBS sector data for this metro.
Maturity Wall — CMBS coming due by year, distress within eachSee what’s maturing →
$77M — 20% of the metro's balance — matures within two years; the red slice of each bar is already distressed.
Distress Trend — is this market turning?Track it quarter by quarter →
Realized distress is FLAT — 0.0% now (2026-07), +0.0pp over the year.
Same definition as the cards above — distressed means in special servicing or 60+ days delinquent, dollar-weighted — on a different clock. The cards are today’s tape; this is the disclosed history panel, quarter by quarter, so you can read direction rather than level. Trusts file monthly, so a quarter is usually well covered within weeks of opening and the newest one shown is normally the current one; it is withheld only when its filed book falls below 60% of recent quarters.
Share of the metro’s CMBS in special servicing or 60+ days delinquent, by quarter — a firmer, backward-looking read. A loan under 1.0x DSCR that is still paying is not counted here.
Submarket Heat — where in the metro the distress sitsOpen the submarket →
The top three submarkets hold $341M of the metro's $388M; each bar's colored share is its distress rate.
Bank Door — what the local bank sector could absorbSee it on every loan’s exit read →
$77M of CMBS matures here within two years.
The 8 regional and local banks that gather deposits here could write roughly
$450M more CRE before the 300% supervisory line, so the maturing balance is
0.17× that room.
The median metro sits at 0.12×.
Regional Bank Room
$450M
After Committed Draws
$350M / −22%
Maturing ÷ Room
0.17×
Banks In Footprint
8 / 2 at the line
The room above is already part-sold. Construction lending is a promise drawn
down over two or three years, and the undrawn part is an obligation the bank cannot decline while the borrower performs
— every one of those dollars lands in the same CRE book the 300% line governs. These banks
have $119M of construction committed and not yet
advanced, of which $101M
comes out of the room above, leaving $350M,
with 6 banks
whose entire remaining room is spoken for.
A bank with no room contributes zero here, never a negative one — capacity does not net
across balance sheets — so $18M of what has
been promised is not deducted at all, because there is nothing left to deduct it from. On today’s
capital that is funding already contracted which would cross the line as it draws.
Counted — 8 regional & local CRE lenders
| Bank | Deposit share | CRE / Capital* | Room contributed | Noncurrent CRE |
|---|---|---|---|---|
| Farmers & Merchants Bank Of Central California CA | 42.6% | 164% total 224%
|
🔒 | 0.04% |
| Bac Community Bank CA | 64.8% | 276% total 362%
|
🔒 | 0.00% |
| Oak Valley Community Bank CA | 27.2% | 289% total 379%
|
🔒 | 0.00% |
| Citizens Business Bank, National Association CA | 0.8% | 281% total 406%
|
🔒 | 0.06% |
| Mission Bank CA | 1.6% | 263% total 424%
|
🔒 | 0.00% |
| Community West Bank CA | 4.1% | 298% total 391%
|
🔒 | 0.56% |
| United Business Bank CA | 4.0% | 402% total 555%
|
🔒 | 0.48% |
| Mechanics Bank CA | 0.4% | 340% total 362%
|
🔒 | 0.30% |
Not counted — 8 banks with deposits here
These hold deposits in this metro but are left out of the capacity above, because for them deposit location stops indicating where they lend — or they do not lend CRE at all. Real money that could refinance here is deliberately not counted.
no CRE book — CRE under 100% of capital — not a CRE lender
Bank Of Stockton CA · Jpmorgan Chase Bank, National Association OH · Wells Fargo Bank, National Association SD · Bank Of America, National Association NC · Bmo Bank National Association IL · Pnc Bank, National Association DE · U.s. Bank National Association OH · Citibank, National Association SD
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
How to read this. It is not whether any particular loan can refinance — a borrower also reaches
national banks, life companies, agencies and debt funds. It is how much of this metro’s maturing volume the local
bank sector could absorb if it were the only door.
Banks are placed by deposit share (FDIC Summary of Deposits, June 2025) — a proxy for
where they lend, not a measurement; call reports carry no collateral geography. Room = 3× total risk-based capital less CRE held
(SR 06-26, the capital base the rule names — not book equity), from Q2 2026 call reports, apportioned by that share.
Committed construction comes from FFIEC Schedule RC-L as filed at 2026-06-30 —
the undrawn half of loans already written, which the balance sheet above does not show.
Banks in more than 5 states, single-branch bookers and banks that do not lend CRE are excluded —
313 banks holding $268.2B of national capacity not counted here.
Local Lenders — banks headquartered here, worst CRE noncurrent firstUnlock each bank’s early-warning flag →
| Bank | Total CRE | CRE / Capital* | Noncurrent CRE | Early Warning |
|---|---|---|---|---|
| Farmers & Merchants Bank Of Central California | $1.6B | 164% total 224%
|
0.04% | 🔒 |
| Bank Of Stockton | $1.4B | 89% total 137%
|
0.03% | 🔒 |
| Bac Community Bank | $344M | 276% total 362%
|
0.00% | 🔒 |
* Two ratios, two perimeters.
The large figure is supervisory CRE over total risk-based capital —
construction, multifamily and non-owner-occupied nonfarm nonresidential. That is the book SR 06-26 draws its
300% line against, and it is what the red coloring and the room contributed are both measured on.
Total beneath it adds owner-occupied CRE — lending to a business on
its own premises — which the guidance deliberately leaves out. A bank can sit well above 300% on total CRE and
still be inside the line, with real room to lend; both are shown so the gap is visible rather than surprising.
Banks are matched to their HQ metro (a proxy for footprint). Noncurrent CRE = CRE-balance-weighted blend of multifamily / nonresidential / construction noncurrent (distress already arrived). Early Warning is a validated leading signal — the bank’s 30-89 early-delinquency rank among all CRE lenders this quarter, which has predicted ~2.3× forward CRE distress. Per-bank flags are on a plan.
Do the banks lending in Stockton-Lodi, CA have the capacity to refinance its maturing CRE?
Stockton-Lodi, CA sits in the “slack” capacity band, with local banks well-positioned to refinance the metro’s maturing CMBS. The $76.8mm maturing wall (5 loans) faces $349.7mm in room after committed draws, leaving a wall-to-room ratio of 0.22 — above the median of 0.20 but still roomy. Eight banks qualify here, and with no distressed share (0.0%) and 0 banks excluded from the analysis, the reading is a genuine credit signal rather than an exclusion artifact.
The figures behind this answer
- CMBS maturing in the window
- $76.8mm
- … across this many loans
- 5
- Local bank room, before committed draws
- $450.5mm
- Committed construction draws
- $118.6mm
- Local bank room, after those draws
- $349.7mm
- Wall-to-room ratio
- 0.22
- Rank, most strained
- 132
- … out of this many metros ranked
- 270
- … before committed draws
- 0.17
- Population ranked against
- CMBS maturing within 24 months against regional/community bank room in this metro
- Qualifying local banks
- 8
- … excluded from the calculation
- 0
- Distressed share of this metro's CMBS
- 0.0%
- Total CMBS balance here
- $385.0mm
- Capacity band
- slack
Compared against a median wall-to-room ratio of
0.20 across the ranked metros.
0.22 is ABOVE the median of 0.20, so this metro is MORE strained than the typical ranked metro
132 of 270, counting from the MOST strained — a LOWER rank number means MORE strain
{'room_is_a_proxy': 'Room is what regional and community banks could still write before the SR 06-26 concentration line, after deducting construction draws already committed. Deposit footprint is a proxy for lending footprint, not a measurement of it.', 'ratio_is_not_size': 'The most extreme ratios belong to the smallest metros. Read maturing_bal_mm beside the ratio — the map sizes bubbles by the wall, not the strain, for exactly this reason.', 'wall_is_cmbs_only': "The wall is the CMBS balance maturing within 24 months — the maturing debt this platform can see, not the metro's whole maturity load. Every ratio is an upper bound on how much of it local banks would have to absorb.", 'exclusion_artifact': 'A high ratio is as often an exclusion artifact as a credit event. Banks whose deposits do not indicate where they lend (nationals, card and charter banks) are excluded from the room, so a metro served mainly by those reads strained while its credit is simply invisible here. Check banks_qualifying against banks_excluded_here, and explained_by_exclusion.'}
Written from the figures above · CBSA 44700 · capacity_metro · last changed 06 Sep 2026
· Ask your own question →
On The Ground — recent closures, layoffs & CRE bankruptciesTie these events to loans →
14 local distress events in the past year (620 jobs) — store closures, layoffs, and commercial real estate bankruptcies near this metro's collateral.
2026-12-31
CLOSURE
Tracy
2026-08-28
LAYOFF
189 jobs · Lodi
2026-08-28
LAYOFF
Stockton
2026-08-18
LAYOFF
65 jobs · Stockton
2026-08-14
BANKRUPTCY
CRE-linked bankruptcy
2026-06-01
BANKRUPTCY
CRE-linked bankruptcy
2026-05-18
LAYOFF
68 jobs · Manteca
2026-04-27
LAYOFF
228 jobs · Tracy
2026-03-31
CLOSURE
Tracy
2026-03-30
BANKRUPTCY
CRE-linked bankruptcy
2026-03-27
LAYOFF
32 jobs · Lodi
2026-03-13
LAYOFF
17 jobs · Lodi
2026-01-31
CLOSURE
Stockton
2026-01-08
CLOSURE
Stockton
2025-12-31
CLOSURE
Manteca
What has actually happened on the ground in Stockton-Lodi, CA recently?
In the past 365 days, Stockton-Lodi, CA has recorded 8 WARN notices, flagging 620 jobs affected (a floor, as notices without headcounts contribute 0), alongside 6 store closures and 3 CRE-related bankruptcy filings (state-proxy based, not metro-native). The net on-the-ground signal is contraction—layoffs and closures outpace any visible replacement, though vacancy or absorption readings are unavailable here.
The figures behind this answer
- Store closures
- 6
- WARN layoff notices
- 8
- Jobs on those notices
- 620
- CRE-related bankruptcies
- 3
- Window, in days
- 365
STATE PROXY — bankruptcy filings carry the filer's state, not the property's location, so this counts CRE-likely filings in the states this metro's collateral sits in. It is not a metro-native count.
affected_employees is nullable — notices that state no headcount are counted but contribute 0 jobs, so this is a floor.
Closures are matched ZIP -> CBSA and only APPROVED rows count (a pending, machine-extracted row is not yet a closure). This mirrors the Metro Pulse page, not the convergence board — the board applies neither filter and counts higher. Layoffs take the same ZIP -> CBSA and review treatment, and a WARN notice counts if it affects >= 10 people or does not state a headcount (a NULL is not 'fewer than 10').
Written from the figures above · CBSA 44700 · geo_events · last changed 06 Sep 2026
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What this page can’t do
Everything above is a snapshot — one market, as it stands today, and
it’s yours to read. What a snapshot can’t tell you is when it moves: which loan slipped a DSCR band
this month, which bank’s early-warning rank crossed into the top quartile, which submarket started turning
while the headline number still looked fine. Distress doesn’t announce itself on the day you happen to check.
This page
One metro · one moment · you come looking.
Verstavo
Every metro · every month · it comes looking for you.
CMBS covers the securitized slice of CRE; bank, closure and layoff signals widen the view.
“No data” in a zone means we don’t observe it here, not that there is no stress.
Employment is BLS (QCEW annual, LAUS monthly) — public data, and the demand leg under all of it.
See the whole picture, not just the pulse.
Metro Pulse is the free, public read. The Verstavo platform goes loan‑by‑loan — stress
scores, maturity walls, special‑servicing transfers, bank CRE, and your own portfolio benchmarked
against the market.