8700 West Ln #243 · Stockton, CA 95210

$87,450

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 241 Days on market

Manufactured home 55+ age-restricted Built 1974 Good condition $76/sqft · 12% below area Est $99k · 12% under

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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 +22.5/30.0
• ARV discount +12.8/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.3

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.

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 $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.7% 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.
• 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.
• Zoned schools: Westwood Elementary (math 13% / reading 30%, grade F, #1,223 of 1,571 statewide, top 78%, 443 students, 83% FRL); Morada Middle (math 19% / reading 27%, grade F, #376 of 498 statewide, top 76%, 746 students, 84% FRL); Ronald E. Mcnair High (math 24% / reading 50%, grade F, #578 of 1,170 statewide, top 51%, 1,768 students, 75% FRL) — zoned schools average 81% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $604 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($77k) 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 $76,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.61% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $99,000
• List price: $87,450
• Delta: -11.67%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8600 N West Ln #33	0.11mi	2/2.0	1,200 (+4%)	4mo	$65,000	$54	85
8600 West Ln #92	0.11mi	2/2.0	1,108 (-4%)	5mo	$110,000	$99	85
8700 West Ln #186	0.00mi	2/2.0	1,248 (+8%)	5mo	$85,000	$68	82
8700 West Ln #3	0.09mi	2/2.0	1,152 (0%)	20mo	$115,000	$100	79
8700 West Ln #72	0.03mi	2/2.0	1,200 (+4%)	19mo	$140,000	$117	75
8600 West Ln #7	0.11mi	2/2.0	1,200 (+4%)	19mo	$122,500	$102	72
8700 NW 8700 West Ln #44	0.07mi	2/2.0	1,080 (-6%)	20mo	$110,000	$102	69
8600 West Ln	0.17mi	2/2.0	1,000 (-13%)	6mo	$34,000	$34	65
8600 West Ln #25	0.11mi	3/2.0 (+1)	1,064 (-8%)	16mo	$143,000	$134	64
8600 West Ln #146	0.11mi	3/2.0 (+1)	1,200 (+4%)	24mo	$68,000	$57	63
8600 West Ln #19	0.11mi	2/2.0	1,040 (-10%)	20mo	$110,000	$106	62
152 Clearwater Pl	0.30mi	3/2.0 (+1)	1,200 (+4%)	19mo	$65,000	$54	58

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: 22.8%
• Equity multiple: 1.98×
• Total profit: $24,103
• Equity at exit: $13,039

10-year hold

• IRR: 33.3%
• Equity multiple: 4.65×
• Total profit: $89,464
• Equity at exit: $7,561

Cash invested: $24,486 (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: 11 active · 13 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $98,000 ($75/sqft)
• Median days on market: 86 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +13.9% above current asking $/sqft

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

ZIP-level market 95210

• Rents YoY: 7.1%
• Active inventory: 209
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $506

Break-even live

Break-even rent $765

Max offer price $87,450

Occupancy floor 59%

Sensitivity live

Price	-10% $566	-5% $536	+0% $506	+5% $476	+10% $446
Rent	-10% $395	-5% $451	+0% $506	+5% $562	+10% $617
Rate	-1.0pp $550	-0.5pp $528	base $506	+0.5pp $483	+1.0pp $460

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: $21,862
• Closing costs: $2,624
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Pyrenees Ave Stockton, CA	2.0	2.0	1051	$1,695	$1.61	118d	1	0.16mi
9113 West Ln Stockton, CA	2.0	1.0	790	$1,600	$2.03	2d	1	0.20mi
9203 Dalewood St Unit 9205 Stockton, CA	2.0	1.0	898	$1,750	$1.95	125d	1	0.21mi
9211 Dalewood St Stockton, CA	2.0	1.0	898	$1,350	$1.50	36d	1	0.23mi
1529 Pyrenees Ave #4 Stockton, CA	1.0	1.0	720	$1,500	$2.08	55d	1	0.24mi
1768 Crestwood Cir Stockton, CA	3.0	2.0	1389	$2,500	$1.80	184d	1	0.25mi
1857 Crestwood Cir Stockton, CA	2.0	1.0	900	$1,700	$1.89	123d	1	0.26mi
1031 Fallbrook Dr Stockton, CA	2.0	2.0	962	$1,695	$1.76	184d	1	0.40mi
8615 Newgate Ct Stockton, CA	3.0	2.0	1190	$2,250	$1.89	55d	1	0.55mi
7936 Montauban Ave Unit Labs Stockton, CA	2.0	2.0	1000	$1,700	$1.70	151d	1	0.60mi
8744 Fox Creek Dr #42 Stockton, CA	2.0	2.0	941	$2,000	$2.13	37d	1	0.66mi
828 Astor St Stockton, CA	2.0	1.0	850	$1,325	$1.56	43d	1	0.67mi
826 Astor Dr Stockton, CA	2.0	1.0	850	$1,400	$1.65	164d	1	0.67mi
830 Astor Dr Stockton, CA	2.0	1.0	850	$1,325	$1.56	10d	1	0.67mi
8065 Bernay Dr Unit 8063 Stockton, CA	2.0	1.5	1000	$1,850	$1.85	2d	1	0.67mi
716 Clinton Dr Stockton, CA	3.0	2.0	1224	$2,400	$1.96	9d	1	0.69mi
2204 Dijon St Stockton, CA	3.0	2.0	1145	$2,000	$1.75	107d	1	0.71mi
718 Bedlow Dr Unit 720 Stockton, CA	2.0	1.0	929	$1,250	$1.35	122d	1	0.72mi
718 Bedlow Dr Stockton, CA	2.0	1.0	929	$1,250	$1.35	184d	1	0.72mi
623 Bedlow Dr Stockton, CA	2.0	1.0	985	$1,500	$1.52	10d	1	0.74mi
625 Bedlow Dr Stockton, CA	2.0	1.0	985	$1,500	$1.52	10d	1	0.74mi
718 Astor Dr Unit 720 Stockton, CA	2.0	1.0	961	$1,600	$1.66	27d	1	0.74mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	162d	1	0.82mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	164d	1	0.82mi
401 Jill Cir Stockton, CA	2.0	1.0	970	$1,375	$1.42	10d	1	0.85mi
2531 Gareth Cir Stockton, CA	2.0	1.0	924	$1,450	$1.57	10d	1	0.87mi
2582 Gareth Cir Stockton, CA	3.0	2.0	1150	$1,995	$1.73	130d	1	0.88mi
8213 Diana Marie Dr Stockton, CA	3.0	2.0	1153	$2,250	$1.95	10d	1	0.89mi
7926 Diana Marie Dr Unit 7926 Stockton, CA	2.0	1.0	900	$1,600	$1.78	116d	1	0.95mi
336 Greenoch Way Stockton, CA	3.0	2.0	1472	$1,600	$1.09	7d	1	0.96mi
7916 Diana Marie Dr Stockton, CA	2.0	1.0	875	$1,575	$1.80	1d	1	0.97mi
7916 Diana Marie Dr Stockton, CA	2.0	1.0	875	$1,575	$1.80	13d	1	0.97mi
8128 Rannock Dr Stockton, CA	3.0	2.0	1444	$1,875	$1.30	26d	1	0.98mi
7409 Village Green Dr Stockton, CA	3.0	2.0	1141	$2,000	$1.75	184d	1	0.98mi
226 Kilt Ct Stockton, CA	3.0	2.0	1472	$2,300	$1.56	9d	1	1.01mi
307 Goya Dr Stockton, CA	2.0	1.0	808	$1,395	$1.73	184d	1	1.05mi
309 Cordova Ln Stockton, CA	3.0	2.0	1383	$2,350	$1.70	10d	1	1.16mi
6529 El Capitan Cir Stockton, CA	3.0	2.0	1370	$2,500	$1.82	118d	1	1.16mi
6465 West Ln Stockton, CA	2.0	1.0	1200	$1,550	$1.29	51d	1	1.19mi
6465 West Ln Stockton, CA	2.0	1.0	1200	$1,625	$1.35	185d	1	1.19mi

Listing history 50 events

1. 2026-11-08
   days on market $87,450 Active 241 DOM
2. 2026-11-07
   days on market $87,450 Active 240 DOM
3. 2026-11-06
   days on market $87,450 Active 239 DOM
4. 2026-11-05
   days on market $87,450 Active 238 DOM
5. 2026-11-04
   days on market $87,450 Active 237 DOM
6. 2026-11-02
   days on market $87,450 Active 235 DOM
7. 2026-11-01
   days on market $87,450 Active 234 DOM
8. 2026-10-31
   days on market $87,450 Active 233 DOM
9. 2026-10-30
   days on market $87,450 Active 232 DOM
10. 2026-10-29
    days on market $87,450 Active 231 DOM
11. 2026-10-28
    days on market $87,450 Active 230 DOM
12. 2026-10-27
    days on market $87,450 Active 229 DOM
13. 2026-10-26
    days on market $87,450 Active 228 DOM
14. 2026-10-25
    days on market $87,450 Active 227 DOM
15. 2026-10-24
    days on market $87,450 Active 226 DOM
16. 2026-10-23
    days on market $87,450 Active 225 DOM
17. 2026-10-22
    days on market $87,450 Active 224 DOM
18. 2026-10-21
    days on market $87,450 Active 223 DOM
19. 2026-10-20
    days on market $87,450 Active 222 DOM
20. 2026-10-19
    days on market $87,450 Active 221 DOM
21. 2026-10-18
    days on market $87,450 Active 220 DOM
22. 2026-10-17
    days on market $87,450 Active 219 DOM
23. 2026-10-16
    days on market $87,450 Active 218 DOM
24. 2026-10-15
    days on market $87,450 Active 217 DOM
25. 2026-10-14
    days on market $87,450 Active 216 DOM
26. 2026-10-13
    days on market $87,450 Active 215 DOM
27. 2026-10-12
    days on market $87,450 Active 214 DOM
28. 2026-10-11
    days on market $87,450 Active 213 DOM
29. 2026-10-10
    days on market $87,450 Active 212 DOM
30. 2026-10-09
    days on market $87,450 Active 211 DOM
31. 2026-10-08
    days on market $87,450 Active 210 DOM
32. 2026-10-07
    days on market $87,450 Active 209 DOM
33. 2026-10-06
    days on market $87,450 Active 208 DOM
34. 2026-10-05
    days on market $87,450 Active 207 DOM
35. 2026-10-04
    days on market $87,450 Active 206 DOM
36. 2026-10-04
    price $87,450 Active 205 DOM
37. 2026-10-03
    days on market $94,950 Active 205 DOM
38. 2026-10-02
    days on market $94,950 Active 204 DOM
39. 2026-10-01
    days on market $94,950 Active 203 DOM
40. 2026-09-30
    days on market $94,950 Active 202 DOM
41. 2026-09-29
    days on market $94,950 Active 201 DOM
42. 2026-09-28
    days on market $94,950 Active 200 DOM
43. 2026-09-27
    days on market $94,950 Active 199 DOM
44. 2026-09-25
    days on market $94,950 Active 197 DOM
45. 2026-09-24
    days on market $94,950 Active 196 DOM
46. 2026-09-23
    days on market $94,950 Active 195 DOM
47. 2026-09-22
    days on market $94,950 Active 194 DOM
48. 2026-09-21
    days on market $94,950 Active 193 DOM
49. 2026-09-20
    days on market $94,950 Active 192 DOM
50. 2026-09-19
    days on market $94,950 Active 191 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: $16,867
• − Mortgage interest: −$4,899
• − Property taxes: −$1,312
• − Insurance: −$437
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,544
• Taxable income: $4,976
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,878/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 Est. rehab $5,760–$17,280 screening

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 ↑

ⓘ 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 27/100

Zoned Schools

Elementary Westwood Elementary F CA #1,223/1,571 Nat'l #32,906/41,679 Middle Morada Middle F CA #376/498 Nat'l #11,007/14,009 High Ronald E. Mcnair High F CA #578/1,170 Nat'l #9,001/17,239

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

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): 41,549
• Household income: $67,991
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 13% 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 38% Asian 31% Two or more races 21% White 13% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Languages at home: 49% English-only · Spanish 25% Other Asian/Pacific 12% Other Indo-European 6%

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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: ▼ -283.31%
• Current HPI: 349.495
• Rent YoY: ▲ 7.09%
• 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