6901 Wamasquid Ln · Stockton, CA 95219

$595,000

4 bd · 3.0 ba · 2,108 sqft · SingleFamily public records · 40 Days on market

Built 2022 8,289 sqft lot $160/mo HOA · 5% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.1/30.0
• Rent growth +3.5/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Move in Ready newer home with all of the upgrades! Built by local and reputable Caresco Homes located in a desirable already established neighborhood in WestLake! This 4-bedroom, 2.5 bathroom home offers the perfect blend of comfort, style and functionality! The open great room offers plenty of natural light, creating a warm and inviting atmosphere. The custom shutters throughout the home and whole house fan allows for energy efficiency. This beauty has plenty of upgrades: tankless water heater, water purification system, gas stove, Upgraded patio, Security system, upgraded baseboards, and owned solar! The kitchen features granite counter tops, stainless steel appliances, pot filler near c

Key facts

• Custom shutters
• Granite counter tops
• Owned solar

Tags

• CUSTOM SHUTTERS
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• POT FILLER NEAR COOKTOP
• BUILT-IN MICROWAVE
• OWNED SOLAR

Property features AI

Finance

• HOA & community: Mandatory association; Monthly HOA fee of $160; Association amenities include pool, park, and other community features; HOA fees include pool access

Exterior

• Parking: 2-car garage with garage door opener and garage facing front
• Utilities: Solar; Natural gas connected; 220V electric service; Public sewer; Public water with meter on site; Irrigation meter on site
• Home design: Single-family detached residence; One-story; New construction (original condition); Year built 2022
• Construction: Tile roof; Detached construction
• Exterior features: Low-maintenance lot; Tile roof; No private pool or spa

Interior

• Kitchen: Breakfast area; Pantry closet; Granite counters; Breakfast nook (dining area)
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with shower stall(s), tub, and walk-in closet; Other baths with shower stall(s) and tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Water heater listed as energy efficient; Back porch; Dual-pane full windows; Great room
• Laundry & utility: Indoor laundry area

🏗️ New construction. The $595,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $659,817.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (45.0% below list).
• Recommended offer: $327k (45.0% below list) — sets the bar for 1% rule.

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 (+4.2%/yr); 213 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $71k of equity ($5k loan paydown + $66k appreciation (10.0% local appreciation)).
• San Joaquin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$113k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($577k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,432 (45.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.50% ✗
• Cap rate: 2.99%
• Cash-on-cash: -11.81%
• DSCR: 0.47
• GRM: 16.8

CMA / ARV

• ARV (median comp): $659,817
• List price: $595,000
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5953 Pebblestone Way	0.52mi	4/3.0	2,129 (+1%)	8mo	$524,500	$246	68
5969 Silveroak	0.56mi	4/3.0	2,149 (+2%)	5mo	$515,000	$240	66
6707 Oakum Way	0.39mi	4/2.5	1,969 (-7%)	4mo	$535,000	$272	66
5849 Silveroak Cir	0.62mi	3/3.0 (-1)	2,149 (+2%)	2mo	$500,000	$233	61
10055 Luciana Dr	0.68mi	4/2.5	2,179 (+3%)	2mo	$545,000	$250	59
10922 Admiral Cove Way	0.39mi	4/2.0	1,870 (-11%)	0mo	$505,000	$270	59
10599 Rubicon Ave	0.68mi	4/2.5	2,140 (+2%)	8mo	$510,000	$238	58
10024 Baltisan Ln	0.71mi	4/2.5	2,205 (+5%)	2mo	$589,000	$267	56
5948 Pebblestone Way	0.55mi	3/2.5 (-1)	1,813 (-14%)	1mo	$500,000	$276	43
7261 Robins Cove Dr	0.63mi	4/2.0	1,870 (-11%)	7mo	$525,000	$281	42
6730 Mount Elbrus Way	0.72mi	5/3.0 (+1)	2,381 (+13%)	4mo	$570,000	$239	36
10113 Wayfaring Dr	0.71mi	3/2.0 (-1)	1,826 (-13%)	1mo	$500,000	$274	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $247,387
• Equity at exit: $594,416

10-year hold

• IRR: 15.8%
• Equity multiple: 5.48×
• Total profit: $827,700
• Equity at exit: $1,281,880

Cash invested: $184,749 (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 95219

• Home prices YoY: 6.6%
• Rents YoY: 4.2%
• Active inventory: 213
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,274 high
• Mortgage (P&I): −$3,460
• Tax from tax record: −$510 /mo · $6,115/yr
• Insurance: −$275
• HOA: −$160
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-1,818

Break-even live

Break-even rent $5,576

Max offer price $338,667

Occupancy floor —

Sensitivity live

Price	-10% $-1,444	-5% $-1,631	+0% $-1,818	+5% $-2,005	+10% $-2,191
Rent	-10% $-2,077	-5% $-1,947	+0% $-1,818	+5% $-1,689	+10% $-1,559
Rate	-1.0pp $-1,486	-0.5pp $-1,650	base $-1,818	+0.5pp $-1,989	+1.0pp $-2,163

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: $164,954
• Closing costs: $19,795
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7017 Overlook Way Stockton, CA	4.0	3.0	2403	$3,095	$1.29	44d	1	0.29mi
10831 Larboard Ct Stockton, CA	5.0	3.0	2160	$3,950	$1.83	44d	1	0.33mi
6831 Oakum Way Stockton, CA	4.0	3.0	2318	$3,100	$1.34	44d	1	0.33mi
10962 Admiral Cove Way Stockton, CA	4.0	3.0	2403	$3,200	$1.33	15d	1	0.40mi
10100 Downy Birch Dr Stockton, CA	5.0	3.0	2639	$3,500	$1.33	22d	1	0.81mi
10210 Copco Ln Stockton, CA	4.0	2.0	2252	$3,100	$1.38	44d	1	1.13mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: watergassecurity

Listing history 15 events

1. 2026-06-18
   days on market $595,000 Active 40 DOM
2. 2026-06-17
   days on market $595,000 Active 39 DOM
3. 2026-06-16
   days on market $595,000 Active 38 DOM
4. 2026-06-15
   days on market $595,000 Active 37 DOM
5. 2026-06-14
   days on market $595,000 Active 35 DOM
6. 2026-06-10
   days on market $595,000 Active 32 DOM
7. 2026-06-09
   days on market $595,000 Active 31 DOM
8. 2026-06-08
   days on market $595,000 Active 30 DOM
9. 2026-06-07
   pricedays on market $595,000 Active 29 DOM
10. 2026-06-05
    days on market $605,000 Active 26 DOM
11. 2026-06-03
    days on market $605,000 Active 25 DOM
12. 2026-06-03
    days on market $605,000 Active 24 DOM
13. 2026-06-01
    days on market $605,000 Active 23 DOM
14. 2026-05-31
    days on market $605,000 Active 22 DOM
15. 2020-12-15
    soldstatus $1,960,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $6,115 · $510/mo
• Projected year-2 tax: $6,115 · $510/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,292
• − Mortgage interest: −$36,960
• − Property taxes: −$6,115
• − Insurance: −$3,299
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − HOA: −$1,920
• − Depreciation: −$19,195
• Taxable loss: −$34,484
• Est. tax savings @ 24.0%: +$8,276
• After-tax cash flow: $-13,539/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 — 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): 31,713
• Household income: $112,268
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 825.0

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 0.75)
• Race & ethnicity: White 33% Hispanic / Latino 30% Asian 21% Two or more races 18% Black 9%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Italian 2% Portuguese 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 69% English-only · Spanish 14% Other Indo-European 4% Other Asian/Pacific 4%

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: ▲ 69.26%
• Current HPI: 1122.61
• Rent YoY: ▲ 4.16%
• 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

• 2020-12-15 Sold (Public Records) $1,960,000 Public Records

Property tax history

+98.4%/yr

Latest (2025): $6,115 · +2.7% YoY. Source: county tax records.