6706 Tam O Shanter Dr #98 · Stockton, CA 95210

$168,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured · 47 Days on market

Built 1984 $111/sqft · 18% above area Est $143k · 18% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.3/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to sought-after The Pines Mobile Home Park a gated, beautifully maintained community known for its peaceful setting and pride of ownership. This spacious 2-bedroom, 2-bath home offers 1,512 sq ft of comfortable living space and has been thoughtfully updated and well maintained over the years. Recent improvements include a newer water heater (2017), roof replacement (2019), dual-pane windows (2022), a new HVAC system (2023), fresh interior and exterior paint, newer kitchen cabinets with soft-close drawers, and recent leveling completed this year. The wood burning stove in LR can warm the entire place. With its inviting layout, major system upgrades, and location in one of the area's

Key facts

• Parking
• Built 1984
• Listed 47 days

Property features AI

Finance

• Other: Street address: 6706 Tam O Shanter Dr #98, Stockton, CA 95210; Directions: Hammer to Tam O Shanter, south to gate or Swain to Tam O Shanter, north to gate
• HOA & community: No homeowners association; Located in a senior community; Land lease: not marked as leased (land lease info present separately)

Exterior

• Parking: Attached covered parking; Guest parking available; No enclosed garage
• Utilities: Public water; Public sewer; Cable available; Internet available; Individual gas meter; 220V supply in kitchen and laundry
• Home design: Manufactured home in park (double wide); Built in 1984; Model: Castlewood by Roberts Homes
• Construction: Vinyl skirting
• Exterior features: Composition roof; Close to clubhouse; Front and back landscaping; Garden; See remarks

Interior

• Kitchen: Free-standing gas range; Disposal; Microwave; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Bathrooms feature double sinks, tub, and shower stall(s)
• Heating & cooling: Central heating; Wood stove; Central cooling; Ceiling fans
• Interior features: Cathedral/vaulted living room ceiling; Covered patio and porch with ramp; Dual-pane full windows; Laminate counters in kitchen; Dining area combined with family room and additional space in kitchen; Pets allowed with a limit
• Laundry & utility: Washer and dryer included; Electric hookups in laundry; Laundry located inside (inside area/room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.6% in Stockton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#734 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A, amenities A-; Watch: employment C-, crime F, commute F.
• Stockton Unified (urban): math 23% / reading 46% proficiency, ranked #295 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Maxine Hong Kingston Elementary (787 students, 74% FRL); Cesar Chavez High (math 26% / reading 41%, grade F, #656 of 1,170 statewide, top 57%, 2,257 students, 68% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 106 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• San Joaquin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $142,782
• List price: $168,000
• Delta: 17.66%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6706 Tam O Shanter Dr #45	0.00mi	2/2.0	1,440 (-5%)	4mo	$159,000	$110	89
6706 Tam O Shanter Dr #17	0.00mi	2/2.0	1,558 (+3%)	8mo	$170,000	$109	88
6706 Tam O Shanter Dr #61	0.00mi	2/2.0	1,584 (+5%)	7mo	$175,000	$110	86
6706 Tam O Shanter #34	0.00mi	2/2.0	1,344 (-11%)	2mo	$36,000	$27	80
6706 Tam O Shanter #32	0.07mi	2/2.0	1,440 (-5%)	16mo	$148,000	$103	76
6706 Tam O Shanter #96	0.00mi	3/2.0 (+1)	1,680 (+11%)	4mo	$151,000	$90	73
6706 Tam O Shanter Dr #2	0.08mi	2/2.0	1,674 (+11%)	22mo	$127,000	$76	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.40×
• Total profit: $18,683
• Equity at exit: $25,049

10-year hold

• IRR: 21.9%
• Equity multiple: 3.24×
• Total profit: $105,345
• Equity at exit: $14,526

Cash invested: $47,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95210

• Rents YoY: 7.1%
• Active inventory: 106
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $573

Break-even live

Break-even rent $1,470

Max offer price $168,000

Occupancy floor 69%

Sensitivity live

Price	-10% $689	-5% $631	+0% $573	+5% $515	+10% $457
Rent	-10% $399	-5% $486	+0% $573	+5% $659	+10% $746
Rate	-1.0pp $657	-0.5pp $615	base $573	+0.5pp $529	+1.0pp $485

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6465 West Ln Stockton, CA	2.0	1.0	1200	$1,625	$1.35	46d	1	0.15mi
5761 Caribbean Cir Stockton, CA	3.0	2.0	1533	$3,200	$2.09	45d	1	0.62mi
5337 Barbados Cir Stockton, CA	3.0	2.0	1309	$2,300	$1.76	23d	1	0.67mi
7409 Village Green Dr Stockton, CA	3.0	2.0	1141	$2,000	$1.75	45d	1	0.75mi
218 E Longview Ave Stockton, CA	3.0	2.0	1416	$2,350	$1.66	16d	1	0.80mi
5509 Kermit Ln Stockton, CA	3.0	2.0	1317	$2,500	$1.90	16d	1	0.86mi
5509 Kermit Ln Stockton, CA	3.0	2.0	1317	$2,500	$1.90	5d	1	0.86mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	25d	1	0.93mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	23d	1	0.93mi
7620 N El Dorado St Stockton, CA	1.0–3.0	1.0–2.0	827	$1,538	$1.86	45d	1	1.00mi
230 W Pearl Ave Stockton, CA	3.0	3.0	1196	$3,050	$2.55	20d	1	1.14mi
451 Marengo Ave Stockton, CA	3.0	1.0	1100	$2,250	$2.05	16d	1	1.23mi
1857 Crestwood Cir Stockton, CA	3.0	2.0	1561	$2,450	$1.57	45d	1	1.27mi
1768 Crestwood Cir Stockton, CA	3.0	2.0	1389	$2,500	$1.80	45d	1	1.29mi
4790 Winona Way Stockton, CA	3.0	2.0	1483	$2,450	$1.65	25d	1	1.31mi
8446 N El Dorado St Stockton, CA	3.0	2.0	1269	$2,300	$1.81	45d	1	1.39mi

Listing history 15 events

1. 2026-06-21
   days on market $168,000 Active 47 DOM
2. 2026-06-18
   days on market $168,000 Active 44 DOM
3. 2026-06-17
   days on market $168,000 Active 43 DOM
4. 2026-06-16
   days on market $168,000 Active 42 DOM
5. 2026-06-15
   days on market $168,000 Active 41 DOM
6. 2026-06-14
   days on market $168,000 Active 39 DOM
7. 2026-06-10
   days on market $168,000 Active 36 DOM
8. 2026-06-09
   days on market $168,000 Active 35 DOM
9. 2026-06-08
   days on market $168,000 Active 34 DOM
10. 2026-06-07
    days on market $168,000 Active 33 DOM
11. 2026-06-05
    days on market $168,000 Active 30 DOM
12. 2026-06-03
    days on market $168,000 Active 29 DOM
13. 2026-06-03
    days on market $168,000 Active 28 DOM
14. 2026-06-01
    days on market $168,000 Active 27 DOM
15. 2026-05-31
    days on market $168,000 Active 26 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,334
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$4,887
• Taxable income: $4,462
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $5,801/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stockton Unified
• NCES district ID: 0638010
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 46% ▲ 16.00%
• Median HH income: $37,563
• Composite: 28.65/100
• National rank: #6701
• State rank: #295 of 517 in CA

Livability — Stockton

• Score: 57/100
• State rank: #734
• US rank: #21638

Category grades

Amenities A- Commute F Cost of living F Crime F Employment C- Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, CA
• County: San Joaquin County · 729,570 people
• City population: 332,006
• Metro: Stockton, CA
• Population (ZIP): 41,549
• Household income: $67,991
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1817.0

Population outlook (San Joaquin County) Hauer SSP2

• Today (2025): 796,965 people
• By 2030: 828,849 · +4.0%
• By 2040: 885,611 · +11.1%
• By 2050: 929,798 · +16.7%
• By 2075: 994,578 · +24.8%
• By 2100: 971,291 · +21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 38% Asian 31% Two or more races 21% White 13% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Russian 1%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 25% Other Asian/Pacific 12% Other Indo-European 6%

Political lean MEDSL · San Joaquin

• 2024 margin: Toss-up / Even · D 48.0% · R 48.9% · Other 3.0%
• 2008→2024 swing: -11.6pp toward R · 2008: 10.7pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+13.9 2016: D+12.9 2012: D+8.9 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.31%
• Current HPI: 349.495
• Rent YoY: ▲ 7.09%
• Metro: Stockton, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B