8700 West Ln #243 · Stockton, CA 95210

$99,950

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 98 Days on market

Built 1974 Good condition $87/sqft · at area comps Est $105k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern Comfort Meets Active Senior Living Welcome to Space 243 at 8700 West Ln, a beautifully refreshed double-wide home designed for easy living. This home shines with a freshly painted interior and a modern kitchen featuring elegant stone countertops and updated appliances. Key Features: Move-In Ready: Recently leveled (2025) with brand-new skirting. Includes updated dual-pane windows. Spacious Layout: Both bedrooms feature generous walk-in closets. Accessibility: Includes newer porches and a sturdy ramp for easy entry. All appliances are included with purchase. Located in a premier senior community, you'll enjoy a vibrant social calendar, seasonal parties, and full access to the clubh

Key facts

• Updated appliances
• Newer porches
• Stone countertops

Tags

• MODERN KITCHEN
• STONE COUNTERTOPS
• UPDATED APPLIANCES
• NEWER PORCHES
• ACCESS TO POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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-, schools D-, crime F.
• Lodi Unified (urban): math 24% / reading 36% proficiency, ranked #325 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.1%/yr); 102 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 33% 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 $692 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,954 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.81%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (median comp): $105,000
• List price: $99,950
• Delta: -4.81%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8700 West Ln #186	0.00mi	2/2.0	1,248 (+8%)	0mo	$85,000	$68	86
8700 West Ln #3	0.09mi	2/2.0	1,152 (0%)	16mo	$115,000	$100	83
8700 West Ln #72	0.03mi	2/2.0	1,200 (+4%)	15mo	$140,000	$117	79
8600 West Ln #7	0.11mi	2/2.0	1,200 (+4%)	14mo	$122,500	$102	76
8600 West Ln #60	0.09mi	2/2.0	1,200 (+4%)	19mo	$97,000	$81	73
8700 NW 8700 West Ln #44	0.07mi	2/2.0	1,080 (-6%)	16mo	$110,000	$102	73
8600 West Ln	0.17mi	2/2.0	1,000 (-13%)	1mo	$34,000	$34	69
8600 West Ln #25	0.11mi	3/2.0 (+1)	1,064 (-8%)	11mo	$143,000	$134	68
8600 West Ln #146	0.11mi	3/2.0 (+1)	1,200 (+4%)	19mo	$68,000	$57	67
8600 West Ln #19	0.11mi	2/2.0	1,040 (-10%)	15mo	$110,000	$106	66
152 Clearwater Pl	0.30mi	3/2.0 (+1)	1,200 (+4%)	14mo	$65,000	$54	62
8600 N West Ln #129	0.17mi	3/2.0 (+1)	1,022 (-11%)	20mo	$140,000	$137	52

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: 33.7%
• Equity multiple: 2.50×
• Total profit: $42,082
• Equity at exit: $14,903

10-year hold

• IRR: 42.8%
• Equity multiple: 5.90×
• Total profit: $137,257
• Equity at exit: $8,642

Cash invested: $27,986 (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: 102
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,499/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $789

Break-even live

Break-even rent $874

Max offer price $99,950

Occupancy floor 53%

Sensitivity live

Price	-10% $858	-5% $823	+0% $789	+5% $754	+10% $720
Rent	-10% $641	-5% $715	+0% $789	+5% $863	+10% $937
Rate	-1.0pp $839	-0.5pp $814	base $789	+0.5pp $763	+1.0pp $736

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9211 Dalewood St Stockton, CA	2.0	1.0	898	$1,495	$1.66	4d	1	0.23mi
1768 Crestwood Cir Stockton, CA	3.0	2.0	1389	$2,500	$1.80	44d	1	0.25mi
1031 Fallbrook Dr Stockton, CA	2.0	2.0	962	$1,695	$1.76	44d	1	0.40mi
7936 Montauban Ave Unit Labs Stockton, CA	2.0	2.0	1000	$1,700	$1.70	11d	1	0.60mi
826 Astor Dr Stockton, CA	2.0	1.0	850	$1,400	$1.65	24d	1	0.67mi
718 Bedlow Dr Unit 720 Stockton, CA	2.0	1.0	929	$1,250	$1.35	3d	1	0.72mi
718 Bedlow Dr Stockton, CA	2.0	1.0	929	$1,250	$1.35	44d	1	0.72mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	24d	1	0.82mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	22d	1	0.82mi
7926 Diana Marie Dr Unit 7926 Stockton, CA	2.0	1.0	900	$1,800	$2.00	3d	1	0.95mi
7409 Village Green Dr Stockton, CA	3.0	2.0	1141	$2,000	$1.75	44d	1	0.98mi
307 Goya Dr Stockton, CA	2.0	1.0	808	$1,395	$1.73	44d	1	1.05mi
6465 West Ln Stockton, CA	2.0	1.0	1200	$1,625	$1.35	45d	1	1.19mi
8446 N El Dorado St Stockton, CA	3.0	2.0	1269	$2,300	$1.81	44d	1	1.21mi
7620 N El Dorado St Stockton, CA	1.0–3.0	1.0–2.0	827	$1,538	$1.86	44d	1	1.30mi
6807 N El Dorado St Stockton, CA	2.0	1.5	980	$1,750	$1.79	24d	1	1.34mi
8125 Kiltie Way Unit 8125 Stockton, CA	2.0	1.0	800	$1,600	$2.00	20d	1	1.35mi
742 Ponce De Leon Ave Apt 2 Stockton, CA	3.0	1.5	1200	$1,825	$1.52	11d	1	1.44mi
8626 Acapulco Way Unit 4 Stockton, CA	3.0	2.0	1154	$1,895	$1.64	44d	1	1.44mi
8650 Acapulco Way Stockton, CA	3.0	1.5	1100	$2,000	$1.82	44d	1	1.44mi
764 E Swain Rd Stockton, CA	2.0	1.0	915	$1,675	$1.83	11d	1	1.48mi
764 E Swain Rd Unit SW-12 Stockton, CA	2.0	1.0	915	$1,655	$1.81	20d	1	1.48mi
764 E Swain Rd Unit SW-05 Stockton, CA	2.0	1.0	915	$1,675	$1.83	3d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $99,950 Active 98 DOM
2. 2026-06-17
   days on market $99,950 Active 97 DOM
3. 2026-06-16
   days on market $99,950 Active 96 DOM
4. 2026-06-15
   days on market $99,950 Active 95 DOM
5. 2026-06-14
   days on market $99,950 Active 93 DOM
6. 2026-06-10
   days on market $99,950 Active 90 DOM
7. 2026-06-09
   days on market $99,950 Active 89 DOM
8. 2026-06-08
   days on market $99,950 Active 88 DOM
9. 2026-06-07
   days on market $99,950 Active 87 DOM
10. 2026-06-05
    days on market $99,950 Active 84 DOM
11. 2026-06-03
    days on market $99,950 Active 83 DOM
12. 2026-06-03
    days on market $99,950 Active 82 DOM
13. 2026-06-01
    days on market $99,950 Active 81 DOM
14. 2026-05-31
    days on market $99,950 Active 80 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 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: $22,471
• − Mortgage interest: −$5,599
• − Property taxes: −$1,499
• − Insurance: −$500
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$2,908
• Taxable income: $8,370
• Est. tax owed @ 24.0%: −$2,009
• After-tax cash flow: $7,454/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready double-wide home is in good condition with a fresh paint job and modern kitchen. It offers a good investment opportunity with potential for value enhancement through minor exterior and landscaping improvements.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers ↑
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lodi Unified
• NCES district ID: 0622230
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $57,165
• Composite: 26.84/100
• National rank: #7108
• State rank: #325 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