8700 West Ln #186 · Stockton, CA 95210

$105,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 169 Days on market

Built 1974 Good condition $84/sqft · 11% below area Est $118k · 11% under $720/mo HOA · 38% of rent

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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 +15.6/30.0
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedrooms, 2 bath beautifull Mobile Home Park with 1440 square feet of wonderful living space. Beautiful dining room with large kitchen and a nice laundry area. Club House has: Bingo, Taichi, Yoga Classes, Bible Studies, Dominos and Karoke. Sale includes:washer/dryer, a refridgertor and all house items.

Key facts

• Parking
• Built 1974
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $44 ($530/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 23d 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 $726 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.80% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 4.6

CMA / ARV

• ARV (median comp): $118,225
• List price: $105,000
• Delta: -11.19%
• Verdict: UNDERPRICED
• Comps: 13 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 (0%)	0mo	$85,000	$68	100
8700 West Ln #72	0.03mi	2/2.0	1,200 (-4%)	15mo	$140,000	$117	80
8600 West Ln #7	0.11mi	2/2.0	1,200 (-4%)	14mo	$122,500	$102	77
8700 West Ln #251	0.09mi	2/2.0	1,344 (+8%)	8mo	$120,000	$89	76
8700 West Ln #3	0.09mi	2/2.0	1,152 (-8%)	16mo	$115,000	$100	70
8700 West Ln #131	0.09mi	2/2.0	1,344 (+8%)	16mo	$110,000	$82	69
8700 N West Ln #145	0.09mi	2/2.0	1,344 (+8%)	17mo	$115,000	$86	69
8600 West Ln #172	0.11mi	3/2.0 (+1)	1,416 (+14%)	2mo	$105,000	$74	66
152 Clearwater Pl	0.30mi	3/2.0 (+1)	1,200 (-4%)	14mo	$65,000	$54	62
8700 NW 8700 West Ln #44	0.07mi	2/2.0	1,080 (-14%)	16mo	$110,000	$102	61
8700 West Ln #79	0.10mi	3/2.0 (+1)	1,392 (+12%)	14mo	$175,000	$126	60
8600 West Ln #25	0.11mi	3/2.0 (+1)	1,064 (-15%)	11mo	$143,000	$134	56

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-5,653
• Equity at exit: $15,656

10-year hold

• IRR: 11.9%
• Equity multiple: 2.25×
• Total profit: $36,686
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

ZIP-level market 95210

• Rents YoY: 7.1%
• Active inventory: 102
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$720
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $44

Break-even live

Break-even rent $1,830

Max offer price $105,000

Occupancy floor 93%

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: $26,250
• Closing costs: $3,150
• 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	3d	1	0.23mi
1768 Crestwood Cir Stockton, CA	3.0	2.0	1389	$2,500	$1.80	43d	1	0.25mi
1031 Fallbrook Dr Stockton, CA	2.0	2.0	962	$1,695	$1.76	43d	1	0.40mi
7936 Montauban Ave Unit Labs Stockton, CA	2.0	2.0	1000	$1,700	$1.70	10d	1	0.60mi
826 Astor Dr Stockton, CA	2.0	1.0	850	$1,400	$1.65	23d	1	0.67mi
718 Bedlow Dr Unit 720 Stockton, CA	2.0	1.0	929	$1,250	$1.35	2d	1	0.72mi
718 Bedlow Dr Stockton, CA	2.0	1.0	929	$1,250	$1.35	43d	1	0.72mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	23d	1	0.82mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	21d	1	0.82mi
7926 Diana Marie Dr Unit 7926 Stockton, CA	2.0	1.0	900	$1,800	$2.00	2d	1	0.95mi
7409 Village Green Dr Stockton, CA	3.0	2.0	1141	$2,000	$1.75	43d	1	0.98mi
307 Goya Dr Stockton, CA	2.0	1.0	808	$1,395	$1.73	43d	1	1.05mi
6465 West Ln Stockton, CA	2.0	1.0	1200	$1,625	$1.35	44d	1	1.19mi
8446 N El Dorado St Stockton, CA	3.0	2.0	1269	$2,300	$1.81	43d	1	1.21mi
7620 N El Dorado St Stockton, CA	1.0–3.0	1.0–2.0	827	$1,538	$1.86	43d	1	1.30mi
6807 N El Dorado St Stockton, CA	2.0	1.5	980	$1,750	$1.79	23d	1	1.34mi
8125 Kiltie Way Unit 8125 Stockton, CA	2.0	1.0	800	$1,600	$2.00	18d	1	1.35mi
742 Ponce De Leon Ave Apt 2 Stockton, CA	3.0	1.5	1200	$1,825	$1.52	10d	1	1.44mi
8626 Acapulco Way Unit 4 Stockton, CA	3.0	2.0	1154	$1,895	$1.64	43d	1	1.44mi
8650 Acapulco Way Stockton, CA	3.0	1.5	1100	$2,000	$1.82	43d	1	1.44mi
764 E Swain Rd Stockton, CA	2.0	1.0	915	$1,675	$1.83	10d	1	1.48mi
764 E Swain Rd Unit SW-12 Stockton, CA	2.0	1.0	915	$1,655	$1.81	18d	1	1.48mi
764 E Swain Rd Unit SW-05 Stockton, CA	2.0	1.0	915	$1,675	$1.83	2d	1	1.48mi

HOA detail

• Monthly dues: $720 · $8,640/yr

Listing history 8 events

1. 2026-06-09
   status $105,000 Pending 169 DOM
2. 2026-06-08
   days on market $105,000 Active 169 DOM
3. 2026-06-07
   days on market $105,000 Active 168 DOM
4. 2026-06-05
   days on market $105,000 Active 165 DOM
5. 2026-06-03
   days on market $105,000 Active 164 DOM
6. 2026-06-03
   days on market $105,000 Active 163 DOM
7. 2026-06-01
   days on market $105,000 Active 162 DOM
8. 2026-05-31
   days on market $105,000 Active 161 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: $22,629
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$8,640
• − Depreciation: −$3,055
• Taxable loss: −$667
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $690/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 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a good roof, foundation, and structure. The home has a good landscaping and curb appeal. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Clean the windows — Clean windows can improve the home's appearance and increase its value.
• Both Replace the flooring — Replacing the flooring can improve the home's appearance and increase its value.
• Both Paint the interior walls — Painting the interior walls can improve the home's appearance and increase its value.
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve the home's comfort and increase its value.
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Clean the windows — Clean windows can improve the home's appearance and increase its value. ↑
• Both Replace the flooring — Replacing the flooring can improve the home's appearance and increase its value. ↑
• Both Paint the interior walls — Painting the interior walls can improve the home's appearance and increase its value. ↑
• Both Upgrade the HVAC system — Upgrading the HVAC system can improve the home's comfort and increase its value. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's 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