4332 Pacific · Stockton, CA 95207

$155,000

1 bd · 1.0 ba · 661 sqft · Townhouse · 94 Days on market

Built 1978 Good condition 380 sqft lot $234/sqft · 14% below area Est $180k · 14% under $465/mo HOA · 32% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +13.9/15.0
• Cash flow +4.4/30.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Livability +2.9/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated upstairs condo in an amazing location with easy walking distance to the University of the Pacific, ideal for both homeowners and investors. This prime setting also provides close proximity to San Joaquin Delta College, shopping and dining at Lincoln Center, Weberstown Mall and the Miracle Mile. This move-in ready residence features a tastefully updated kitchen. Newer appliances, only 9 months old. This home offers an ample size primary bedroom with a versatile den, that is currently being used as a large walk in closet. There is also a study area/mini office space. The bathroom was also fully updated with a newer tub and vanity. Enjoy a low-maintenance lifestyle in a highly desirable location, excellent for first-time buyers, students, or investors seeking strong rental potential. An exceptional opportunity to own a warm, welcoming and upgraded condo in a central location with long-term value and appeal.

Key facts

• Newer appliances
• Newer cabinetry
• Versatile study area

Tags

• UPDATED KITCHEN
• NEWER CABINETRY
• AMPLE STORAGE
• NEWER APPLIANCES
• VERSATILE STUDY AREA
• WELL-MAINTAINED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (7.6% below list).
• Recommended offer: $96k (37.8% below list) — sets the bar for cash-flow.

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); Stagg Senior High (math 12% / reading 32%, grade F, #950 of 1,170 statewide, top 82%, 1,773 students, 71% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Stockton Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.7%/yr); 246 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $96,376 (37.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.20%
• DSCR: 0.50
• GRM: 9.0

CMA / ARV

• ARV (median comp): $180,487
• List price: $155,000
• Delta: -14.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4332 Pacific Ave #22	0.02mi	1/1.0	661 (0%)	14mo	$139,500	$211	87
4332 Pacific Ave #65	0.02mi	2/1.0 (+1)	695 (+5%)	7mo	$190,000	$273	80
4332 Pacific Ave #28	0.02mi	2/1.0 (+1)	695 (+5%)	16mo	$190,000	$273	72
4332 Pacific Ave #61	0.02mi	1/1.0	594 (-10%)	16mo	$140,000	$236	69
4332 Pacific Ave #70	0.02mi	1/1.0	586 (-11%)	17mo	$145,000	$247	66
4332 Pacific Ave #58	0.02mi	1/1.0	586 (-11%)	18mo	$140,000	$239	66
4332 Pacific Ave #59	0.02mi	2/1.0 (+1)	730 (+10%)	20mo	$215,000	$295	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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -36.9%
• Equity multiple: -0.18×
• Total profit: $-51,058
• Equity at exit: $23,111

10-year hold

• IRR: -53.8%
• Equity multiple: -0.80×
• Total profit: $-78,253
• Equity at exit: $13,402

Cash invested: $43,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $171,400 ($250/sqft)
• Median days on market: 89 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95207

• Rents YoY: 2.7%
• Active inventory: 246
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$465
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-405

Break-even live

Break-even rent $1,945

Max offer price $96,376

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-352	+0% $-405	+5% $-459	+10% $-512
Rent	-10% $-518	-5% $-462	+0% $-405	+5% $-349	+10% $-292
Rate	-1.0pp $-327	-0.5pp $-366	base $-405	+0.5pp $-445	+1.0pp $-486

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: $38,750
• Closing costs: $4,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4332 Pacific Ave #11 Stockton, CA	2.0	1.0	695	$1,545	$2.22	73d	1	0.03mi
4332 Pacific Ave #37 Stockton, CA	1.0	1.0	596	$1,450	$2.43	19d	1	0.03mi
4332 Pacific Ave #37 Stockton, CA	1.0	1.0	596	$1,450	$2.43	25d	1	0.03mi
4332 Pacific Ave Stockton, CA	1.0–2.0	1.0	645	$1,395	$2.16	15d	3	0.03mi
650 Dave Brubeck Way Unit 5A Stockton, CA	2.0	1.0	600	$1,375	$2.29	34d	1	0.56mi
4540 N El Dorado St Unit 216 Stockton, CA	—	1.0	350	$1,400	$4.00	93d	1	0.58mi
3939 N Pershing Ave Stockton, CA	1.0	1.0	475	$1,050	$2.21	15d	2	0.61mi
126 E Jamestown St Apt 221 Stockton, CA	2.0	1.0	750	$1,195	$1.59	73d	1	0.61mi
126 E Jamestown St Unit 230 Stockton, CA	2.0	1.0	700	$1,095	$1.56	93d	1	0.61mi
3301 Pacific Ave Stockton, CA	1.0	1.0	685	$1,375	$2.01	73d	1	0.62mi
110 E Grove St Apt 19 Stockton, CA	1.0	1.0	595	$1,050	$1.76	93d	1	0.68mi
126 E Jamestown St Stockton, CA	2.0	1.0	750	$1,195	$1.59	93d	1	0.69mi
126 E Jamestown St Unit 218 Stockton, CA	2.0	1.0	750	$1,195	$1.59	41d	1	0.70mi
150 Gateway Ct Stockton, CA	2.0	1.0	645	$1,375	$2.13	93d	1	0.77mi
3814 N California St Unit 3 Stockton, CA	2.0	1.0	600	$1,000	$1.67	52d	1	0.86mi
3814 N California St Unit 6 Stockton, CA	2.0	1.0	600	$1,000	$1.67	59d	1	0.86mi
4738 Grouse Run Dr Stockton, CA	1.0–3.0	1.0–2.0	888	$1,395	$1.57	15d	3	1.04mi
4433 Continental Way Stockton, CA	1.0–2.0	1.0	786	$1,420	$1.81	15d	17	1.10mi
5650 Stratford Cir Stockton, CA	1.0–2.0	1.0–2.0	928	$1,825	$1.97	15d	5	1.16mi
5324 Holiday Dr Stockton, CA	1.0–2.0	1.0	750	$1,295	$1.73	15d	3	1.27mi
1744 Quail Lakes Dr Stockton, CA	1.0–2.0	1.0	760	$1,395	$1.84	19d	3	1.29mi
831 W Swain Rd Unit Sw-M Stockton, CA	2.0	1.0	680	$1,525	$2.24	34d	1	1.30mi
2244 Rose Marie Ln Stockton, CA	2.0	1.0–2.0	790	$1,825	$2.31	19d	12	1.31mi
935 W Swain Rd Stockton, CA	1.0	1.0	500	$1,372	$2.75	27d	2	1.32mi
6032 Gettysburg Pl Unit 6 Stockton, CA	1.0	1.0	595	$1,225	$2.06	93d	1	1.32mi
1123 W Swain Rd Unit 1-26 Stockton, CA	1.0	1.0	512	$1,095	$2.14	19d	1	1.34mi
6131 Gettysburg Pl Stockton, CA	2.0	1.0	695	$1,525	$2.19	27d	1	1.37mi
4770 West Ln Stockton, CA	1.0	1.0	657	$1,795	$2.73	59d	1	1.45mi
4770 West Ln Stockton, CA	1.0	1.0	657	$1,795	$2.73	64d	1	1.45mi
4770 West Ln Stockton, CA	1.0	1.0	657	$1,795	$2.73	32d	1	1.45mi
4770 West Ln Stockton, CA	1.0	1.0	657	$1,795	$2.73	70d	1	1.45mi
4770 West Ln Stockton, CA	1.0	1.0	657	$1,795	$2.73	93d	1	1.45mi
531 Glendora Ave Stockton, CA	1.0–2.0	1.0	620	$1,350	$2.18	16d	4	1.50mi

Listing history 25 events

1. 2026-06-28
   days on market $155,000 Active 94 DOM
2. 2026-06-28
   days on market $155,000 Active 93 DOM
3. 2026-06-27
   days on market $155,000 Active 92 DOM
4. 2026-06-25
   days on market $155,000 Active 90 DOM
5. 2026-06-23
   days on market $155,000 Active 88 DOM
6. 2026-06-21
   days on market $155,000 Active 87 DOM
7. 2026-06-18
   days on market $155,000 Active 84 DOM
8. 2026-06-17
   days on market $155,000 Active 83 DOM
9. 2026-06-16
   days on market $155,000 Active 82 DOM
10. 2026-06-15
    days on market $155,000 Active 81 DOM
11. 2026-06-14
    days on market $155,000 Active 79 DOM
12. 2026-06-10
    days on market $155,000 Active 76 DOM
13. 2026-06-09
    days on market $155,000 Active 75 DOM
14. 2026-06-08
    days on market $155,000 Active 74 DOM
15. 2026-06-07
    days on market $155,000 Active 73 DOM
16. 2026-06-05
    days on market $155,000 Active 70 DOM
17. 2026-06-03
    days on market $155,000 Active 69 DOM
18. 2026-06-03
    days on market $155,000 Active 68 DOM
19. 2026-06-01
    days on market $155,000 Active 67 DOM
20. 2026-05-31
    days on market $155,000 Active 66 DOM
21. 2026-04-07
    price $155,000 937-char remark

    Show marketing remark (937 chars)

    Beautifully updated upstairs condo in an amazing location with easy walking distance to the University of the Pacific, ideal for both homeowners and investors. This prime setting also provides close proximity to San Joaquin Delta College, shopping and dining at Lincoln Center, Weberstown Mall and the Miracle Mile. This move-in ready residence features a tastefully updated kitchen. Newer appliances, only 9 months old. This home offers an ample size primary bedroom with a versatile den, that is currently being used as a large walk in closet. There is also a study area/mini office space. The bathroom was also fully updated with a newer tub and vanity. Enjoy a low-maintenance lifestyle in a highly desirable location, excellent for first-time buyers, students, or investors seeking strong rental potential. An exceptional opportunity to own a warm, welcoming and upgraded condo in a central location with long-term value and appeal.

22. 2026-03-26
    listed $159,000 Active 937-char remark

    Show marketing remark (937 chars)

    Beautifully updated upstairs condo in an amazing location with easy walking distance to the University of the Pacific, ideal for both homeowners and investors. This prime setting also provides close proximity to San Joaquin Delta College, shopping and dining at Lincoln Center, Weberstown Mall and the Miracle Mile. This move-in ready residence features a tastefully updated kitchen. Newer appliances, only 9 months old. This home offers an ample size primary bedroom with a versatile den, that is currently being used as a large walk in closet. There is also a study area/mini office space. The bathroom was also fully updated with a newer tub and vanity. Enjoy a low-maintenance lifestyle in a highly desirable location, excellent for first-time buyers, students, or investors seeking strong rental potential. An exceptional opportunity to own a warm, welcoming and upgraded condo in a central location with long-term value and appeal.

23. 2006-05-24
    soldstatus $157,000 176-char remark

    Show marketing remark (176 chars)

    Updated 2 bedroom downstaris unit, ready to move in and enjoy. New carpet & paint, updated kitchen & bath. Located within walking distance of University of Pacific.

24. 2006-04-14
    historical 176-char remark

    Show marketing remark (176 chars)

    Updated 2 bedroom downstaris unit, ready to move in and enjoy. New carpet & paint, updated kitchen & bath. Located within walking distance of University of Pacific.

25. 2006-02-03
    listed $149,000 176-char remark

    Show marketing remark (176 chars)

    Updated 2 bedroom downstaris unit, ready to move in and enjoy. New carpet & paint, updated kitchen & bath. Located within walking distance of University of Pacific.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $17,180
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − HOA: −$5,580
• − Depreciation: −$4,509
• Taxable loss: −$7,440
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $-3,076/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $3,305–$9,915 screening

This move-in ready condo is in good condition with updated kitchen and bathroom. It offers a low-maintenance lifestyle and is conveniently located near various amenities.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Updating the flooring — Replacing worn-out flooring with a more modern or durable option can increase the home's value and appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Adams Elementary High Cesar Chavez High F CA #656/1,170 Nat'l #10,191/17,239

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

D Composite livability gradescore 57/100

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 · 796,965 people
• City population: 332,006
• Metro: Stockton, CA
• Population (ZIP): 52,414
• Household income: $69,455
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 24% White 23% Black 14% Asian 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 66% English-only · Spanish 22% Other Asian/Pacific 4% Tagalog/Filipino 2%

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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: ▼ -454.91%
• Current HPI: 358.6024
• Rent YoY: ▲ 2.69%
• Metro: Stockton, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Price history

+4.0% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $155,000 CRMLS
• 2026-03-26 Listed $159,000 CRMLS
• 2006-05-24 Sold (MLS) $157,000 MLSListings
• 2006-04-14 Listing Removed — MLSListings
• 2006-02-03 Listed $149,000 MLSListings