11662 W N Ham Ln #29 · Lodi, CA 95242

$220,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 204 Days on market

Built 1969 Excellent condition $153/sqft · 118% above area ↓ 21% since listing

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• Rent growth +3.6/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

Key facts

• Breakfast nook
• Large closet
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• QUARTZ COUNTER TOPS
• NEW CABINETRY
• BREAKFAST NOOK
• LARGE CLOSET
• LARGE MASTER BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Lodi — 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 58/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime F, amenities 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: Ellerth E. Larson Elementary (math 42% / reading 48%, grade D-, #490 of 1,571 statewide, top 31%, 858 students, 59% FRL); Lodi Middle (math 19% / reading 33%, grade F, #256 of 498 statewide, top 52%, 898 students, 80% FRL); Tokay High (math 31% / reading 49%, grade F, #514 of 1,170 statewide, top 44%, 2,059 students, 68% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 201 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 204 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $220k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1969 — 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. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $101,125
• List price: $220,000
• Delta: 117.55%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11662 N Ham Ln #39	0.00mi	2/2.0	1,296 (-10%)	13mo	$105,000	$81	73
11662 N Ham Ln #69	0.00mi	2/2.0	1,248 (-13%)	21mo	$160,000	$128	61

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-14,781
• Equity at exit: $32,803

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $22,512
• Equity at exit: $19,022

Cash invested: $61,600 (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 95242

• Rents YoY: 4.2%
• Active inventory: 201
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $282

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $434	-5% $358	+0% $282	+5% $206	+10% $130
Rent	-10% $102	-5% $192	+0% $282	+5% $372	+10% $462
Rate	-1.0pp $393	-0.5pp $338	base $282	+0.5pp $225	+1.0pp $167

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $220,000 Active 204 DOM
2. 2026-06-18
   days on market $220,000 Active 201 DOM
3. 2026-06-17
   days on market $220,000 Active 200 DOM
4. 2026-06-16
   days on market $220,000 Active 199 DOM
5. 2026-06-15
   days on market $220,000 Active 198 DOM
6. 2026-06-14
   days on market $220,000 Active 196 DOM
7. 2026-06-10
   days on market $220,000 Active 193 DOM
8. 2026-06-09
   days on market $220,000 Active 192 DOM
9. 2026-06-08
   days on market $220,000 Active 191 DOM
10. 2026-06-07
    days on market $220,000 Active 190 DOM
11. 2026-06-05
    days on market $220,000 Active 187 DOM
12. 2026-06-03
    days on market $220,000 Active 186 DOM
13. 2026-06-03
    days on market $220,000 Active 185 DOM
14. 2026-06-01
    days on market $220,000 Active 184 DOM
15. 2026-05-31
    days on market $220,000 Active 183 DOM
16. 2023-11-15
    soldstatus $70,000 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

17. 2023-11-15
    soldstatus $70,000 Sold 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

18. 2023-10-16
    status Pending (Do Not Show) 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

19. 2023-10-07
    status Active 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

20. 2023-09-14
    historical Contingent 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

21. 2023-08-27
    price $89,000 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

22. 2023-07-31
    price $99,000 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

23. 2023-07-21
    listed $110,000 Active 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

24. 2023-07-21
    listed $89,000 1019-char remark

    Show marketing remark (1019 chars)

    Beautifully maintained in a cozy country setting! You'll love the awesome floorplan and the flexibility to meet all of your needs with its huge living room, dining room and separate family room that flow around the galley style kitchen. Light and bright throughout, neutral colors, many features including: updated Heat & A/C, installed about 2 years ago, dual pane windows, super cute kitchen with lots of space & storage, gas oven/range, refrigerator and microwave are all included. Laundry room, washer & dryer are included, extra freezer too! Inviting front porch, big back yard, 2 sheds, back porch. Carport will easily fit two cars. Settled in lovely Il Vineto, a clean, quiet, 55+ park, with sparkling pool, BBQ area, clubhouse & pool tables. Close to Costco, Sprouts, Micke Grove Park with golf & zoo & Wineries! Camanche Lake, Historic Sutter Creek & Jackson, the delta or Sky River Casino all less than an hours drive! Something for everyone plus an amazing price!

ⓘ 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 5/10 Major FEMA zone X (shaded) · 51% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 27 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,376
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$6,400
• Taxable loss: −$128
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $3,413/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

Excellent 95/100 None rehab

This manufactured home is in excellent condition with recent renovations, including new flooring, exterior paint, and landscaping. It is move-in ready and offers a good return on investment.

Value-add opportunities

• Both Landscaping and partial fence — Enhances curb appeal and adds value
• Both New flooring — Improves aesthetics and adds value
• Both New exterior paint — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and partial fence — Enhances curb appeal and adds value ↑
• Both New flooring — Improves aesthetics and adds value ↑
• Both New exterior paint — Enhances curb appeal and adds 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 — Lodi

• Score: 58/100
• State rank: #730
• US rank: #21523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Joaquin County · 729,570 people
• City population: 78,944
• Metro: Stockton, CA
• Population (ZIP): 28,427
• Household income: $104,721
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 778.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 17% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Dominican Republic
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 3% Arabic 1%

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: ▼ -488.67%
• Current HPI: 265.9974
• Rent YoY: ▲ 4.24%
• 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

Price history

-21.3% since first listed

9 events — show timeline

• 2023-11-15 Sold (MLS) $70,000 MLSListings
• 2023-11-15 Sold (MLS) $70,000 San Francisco MLS
• 2023-10-16 Pending — MLSListings
• 2023-10-07 Relisted — MLSListings
• 2023-09-14 Contingent — MLSListings
• 2023-08-27 Price Changed $89,000 MLSListings
• 2023-07-31 Price Changed $99,000 MLSListings
• 2023-07-21 Listed $110,000 MLSListings
• 2023-07-21 Listed $89,000 San Francisco MLS