10780 N Highway 99 #55 · Morada, CA 95212

$60,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 84 Days on market

Built 1985 $57/sqft · 30% below area Est $86k · 30% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and charm with this wonderful 2-bedroom, 2-bath manufactured home offering approximately 1,056 square feet of inviting and functional living space. Thoughtfully designed with a warm, welcoming feel, this home is perfect for those seeking both comfort and practicality in a peaceful setting. Inside, the spacious living room greets you with vaulted ceilings, exposed beam style accents, and an abundance of natural light pouring through large windows. The open-concept layout seamlessly connects to the kitchen, dining area, and living room, enhancing the home's airy and connected feel. The kitchen offers a functional U-shaped design with linoleum flooring, rich wood-style cabinetry, and ample counter space for meal preparation. A free-standing stove and oven, overhead microwave, and window over the sink provide both convenience and natural light. Adjacent to the kitchen, the dining area offers plenty of space for gatherings and everyday meals. Both bedrooms are generously sized with soft carpeted flooring and a comfortable, restful atmosphere. The primary bedroom features enough space for a dedicated makeup station and has a spacious walk-in closet, adding both convenience and privacy. The primary bathroom includes a shower-over-tub combination, a well-lit vanity space, and practical layouts designed for ease of use, and the second bathroom includes a dedicated shower stall. A separate laundry room with washer and dryer hookups and additional cabinetry adds everyday functionality and extra storage. Step outside to enjoy the covered front deck, perfect for morning coffee or unwinding in the evening. The covered carport provides convenient, protected parking, while the backyard offers a relaxing and easy-to-maintain outdoor retreat. Enjoy lush green grass, a designated garden area ideal for planting, and wooden fencing that adds both privacy and charm. A matching storage shed provides additional space for tools, hobbies, or seasonal items. Blending comfort, character, and outdoor enjoyment, this home presents a wonderful opportunity to enjoy relaxed living in a well-maintained and welcoming community. Don't miss your chance to make this inviting property your own! Welcome Home!!!

Key facts

• 2 parking spots
• Community pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 45.7% vs local median 2.7% in Morada — 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 60/100 on livability (#596 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: 160 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($112k/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 $415 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 5.03% ✓
• Cap rate: 45.69%
• Cash-on-cash: 140.71%
• DSCR: 7.26
• GRM: 1.7

CMA / ARV

• ARV (median comp): $86,162
• List price: $60,000
• Delta: -30.36%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10780 N Hwy 99 #69	0.00mi	2/2.0	1,056 (0%)	9mo	$90,000	$85	92
10780 N Highway 99 #45	0.00mi	2/2.0	1,140 (+8%)	1mo	$57,000	$50	86
4900 N Highway 99 #227	0.06mi	2/2.0	1,040 (-2%)	23mo	$75,000	$72	75
5100 N Hwy 99 #27	0.06mi	3/2.0 (+1)	1,152 (+9%)	2mo	$166,500	$145	75
10780 N N Hwy 99 #6	0.00mi	2/2.0	1,200 (+14%)	12mo	$85,000	$71	67
4900 N Hwy 99 #30	0.06mi	2/2.0	1,152 (+9%)	22mo	$109,950	$95	63
5100 N Highway 99 #209	0.07mi	3/1.0 (+1)	936 (-11%)	20mo	$124,000	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.89×
• Total profit: $115,789
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 16.63×
• Total profit: $262,569
• Equity at exit: $5,188

Cash invested: $16,800 (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 95212

• Active inventory: 160
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $3,018 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $1,970

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 30%

Sensitivity live

Price	-10% $2,011	-5% $1,991	+0% $1,970	+5% $1,949	+10% $1,928
Rent	-10% $1,731	-5% $1,851	+0% $1,970	+5% $2,089	+10% $2,208
Rate	-1.0pp $2,000	-0.5pp $1,985	base $1,970	+0.5pp $1,954	+1.0pp $1,939

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3461 Sina Ct Stockton, CA	3.0	2.0	1335	$3,000	$2.25	44d	1	0.77mi
10400 Skynyrd Way Stockton, CA	3.0	2.0	1342	$4,500	$3.35	15d	1	0.91mi
4142 E Morada Ln Stockton, CA	2.0	2.0	1063	$2,314	$2.18	22d	1	1.40mi
4030 E Morada Ln Stockton, CA	2.0	1.0–2.0	811	$2,340	$2.88	3d	26	1.45mi
9326 Lembert Dome Cir Stockton, CA	3.0	2.0	1490	$2,645	$1.78	3d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 84 DOM
2. 2026-06-17
   days on market $60,000 Active 83 DOM
3. 2026-06-16
   days on market $60,000 Active 82 DOM
4. 2026-06-15
   days on market $60,000 Active 81 DOM
5. 2026-06-14
   days on market $60,000 Active 79 DOM
6. 2026-06-10
   days on market $60,000 Active 76 DOM
7. 2026-06-09
   days on market $60,000 Active 75 DOM
8. 2026-06-08
   days on market $60,000 Active 74 DOM
9. 2026-06-07
   days on market $60,000 Active 73 DOM
10. 2026-06-05
    days on market $60,000 Active 70 DOM
11. 2026-06-03
    days on market $60,000 Active 69 DOM
12. 2026-06-03
    days on market $60,000 Active 68 DOM
13. 2026-06-01
    days on market $60,000 Active 67 DOM
14. 2026-05-31
    days on market $60,000 Active 66 DOM
15. 2026-03-26
    listed $60,000 Active 2228-char remark

    Show marketing remark (2228 chars)

    Step into comfort and charm with this wonderful 2-bedroom, 2-bath manufactured home offering approximately 1,056 square feet of inviting and functional living space. Thoughtfully designed with a warm, welcoming feel, this home is perfect for those seeking both comfort and practicality in a peaceful setting. Inside, the spacious living room greets you with vaulted ceilings, exposed beam style accents, and an abundance of natural light pouring through large windows. The open-concept layout seamlessly connects to the kitchen, dining area, and living room, enhancing the home's airy and connected feel. The kitchen offers a functional U-shaped design with linoleum flooring, rich wood-style cabinetry, and ample counter space for meal preparation. A free-standing stove and oven, overhead microwave, and window over the sink provide both convenience and natural light. Adjacent to the kitchen, the dining area offers plenty of space for gatherings and everyday meals. Both bedrooms are generously sized with soft carpeted flooring and a comfortable, restful atmosphere. The primary bedroom features enough space for a dedicated makeup station and has a spacious walk-in closet, adding both convenience and privacy. The primary bathroom includes a shower-over-tub combination, a well-lit vanity space, and practical layouts designed for ease of use, and the second bathroom includes a dedicated shower stall. A separate laundry room with washer and dryer hookups and additional cabinetry adds everyday functionality and extra storage. Step outside to enjoy the covered front deck, perfect for morning coffee or unwinding in the evening. The covered carport provides convenient, protected parking, while the backyard offers a relaxing and easy-to-maintain outdoor retreat. Enjoy lush green grass, a designated garden area ideal for planting, and wooden fencing that adds both privacy and charm. A matching storage shed provides additional space for tools, hobbies, or seasonal items. Blending comfort, character, and outdoor enjoyment, this home presents a wonderful opportunity to enjoy relaxed living in a well-maintained and welcoming community. Don't miss your chance to make this inviting property your own! Welcome Home!!!

ⓘ 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 6/10 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: $36,221
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − Depreciation: −$1,745
• Taxable income: $24,120
• Est. tax owed @ 24.0%: −$5,789
• After-tax cash flow: $17,850/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.

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 — Morada

• Score: 60/100
• State rank: #596
• US rank: #19273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morada, CA
• County: San Joaquin County · 729,570 people
• Metro: Stockton, CA
• Population (ZIP): 28,437
• Household income: $111,720
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 414.0

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 0.70)
• Race & ethnicity: Asian 43% Hispanic / Latino 24% White 22% Two or more races 12% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 18% Other Asian/Pacific 10% Tagalog/Filipino 9%

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: ▼ -188.93%
• Current HPI: 265.3844
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-26 Listed $60,000 CRMLS