880 E F St #14 · Oakdale, CA 95361

$69,950

2 bd · 1.0 ba · 533 sqft · Manufactured · 199 Days on market

Manufactured home Built 2026 Good condition $131/sqft · 12% below area Est $79k · 12% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.3

Listing remarks

Brand new 2026 Champion home in Haven Inn MHC, Oakdale! This stylish 2-bedroom, 1-bathroom home offers a bright open-concept kitchen and living room combo, featuring stone countertops and modern finishes throughout. Enjoy affordable space rent of only $745 per month. Located in Oakdale the Cowboy Capital of the Worldyou'll appreciate being just minutes from shopping, restaurants, and daily conveniences. A fantastic opportunity to own a brand-new home in a welcoming community.

Key facts

• Stone countertops
• Open-concept kitchen
• Modern finishes

Tags

• OPEN-CONCEPT KITCHEN
• STONE COUNTERTOPS
• MODERN FINISHES
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.8% in Oakdale — 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 64/100 on livability (#412 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B; Watch: commute F, cost of living F.
• Oakdale Joint Unified (suburban): math 27% / reading 45% proficiency, ranked #256 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cloverland Elementary (math 25% / reading 43%, grade F, #755 of 1,571 statewide, top 49%, 513 students, 45% FRL); Oakdale Junior High (math 19% / reading 38%, grade F, #231 of 498 statewide, top 47%, 756 students, 40% FRL); Oakdale High (math 47% / reading 67%, grade C, #234 of 1,170 statewide, top 21%, 1,644 students, 34% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 280 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).
• This rent is only 14% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stanislaus County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($62k) 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 $61,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.56% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.26%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $79,477
• List price: $69,950
• Delta: -11.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 E F St #4	0.13mi	2/1.0	533 (0%)	4mo	$74,950	$141	91
880 E F St #6	0.00mi	2/1.0	540 (+1%)	24mo	$75,950	$141	78
927 E F St #21	0.13mi	2/1.0	616 (+16%)	12mo	$85,000	$138	59
880 E Fst #25	0.00mi	2/1.0	640 (+20%)	26mo	$82,500	$129	55
880 E F St #5	0.00mi	1/1.0 (-1)	600 (+13%)	31mo	$47,500	$79	54
880 E F St #23	0.00mi	1/1.0 (-1)	616 (+16%)	36mo	$62,000	$101	50
147 West Ave	0.66mi	1/1.0 (-1)	616 (+16%)	5mo	$282,000	$458	34
235 Bardo Ave	0.72mi	1/1.0 (-1)	440 (-17%)	20mo	$282,888	$643	20

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $12,865
• Equity at exit: $10,430

10-year hold

• IRR: 24.9%
• Equity multiple: 3.17×
• Total profit: $42,410
• Equity at exit: $6,048

Cash invested: $19,586 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $69,950 ($135/sqft)
• Median days on market: 247 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.8% above current asking $/sqft

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

ZIP-level market 95361

• Active inventory: 280
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,049/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $380

Break-even live

Break-even rent $612

Max offer price $69,950

Occupancy floor 60%

Sensitivity live

Price	-10% $428	-5% $404	+0% $380	+5% $356	+10% $331
Rent	-10% $293	-5% $337	+0% $380	+5% $423	+10% $466
Rate	-1.0pp $415	-0.5pp $397	base $380	+0.5pp $362	+1.0pp $343

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: $17,488
• Closing costs: $2,098
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 W H St Oakdale, CA	2.0	1.0	700	$1,475	$2.11	93d	1	0.66mi
250 S Wood Ave Unit 9 Oakdale, CA	1.0	1.0	564	$950	$1.68	93d	1	1.15mi
250 S Wood Ave Unit 32 Oakdale, CA	1.0	1.0	564	$950	$1.68	63d	1	1.16mi

Listing history 50 events

1. 2026-08-08
   days on market $69,950 Active 199 DOM
2. 2026-08-07
   days on market $69,950 Active 198 DOM
3. 2026-08-06
   days on market $69,950 Active 197 DOM
4. 2026-08-05
   days on market $69,950 Active 196 DOM
5. 2026-08-04
   days on market $69,950 Active 195 DOM
6. 2026-08-03
   days on market $69,950 Active 194 DOM
7. 2026-07-31
   days on market $69,950 Active 191 DOM
8. 2026-07-30
   days on market $69,950 Active 190 DOM
9. 2026-07-29
   days on market $69,950 Active 189 DOM
10. 2026-07-27
    days on market $69,950 Active 187 DOM
11. 2026-07-25
    days on market $69,950 Active 185 DOM
12. 2026-07-24
    days on market $69,950 Active 184 DOM
13. 2026-07-23
    days on market $69,950 Active 183 DOM
14. 2026-07-22
    days on market $69,950 Active 182 DOM
15. 2026-07-21
    days on market $69,950 Active 181 DOM
16. 2026-07-18
    days on market $69,950 Active 178 DOM
17. 2026-07-16
    days on market $69,950 Active 176 DOM
18. 2026-07-16
    days on market $69,950 Active 175 DOM
19. 2026-07-14
    days on market $69,950 Active 174 DOM
20. 2026-07-13
    days on market $69,950 Active 173 DOM
21. 2026-07-12
    days on market $69,950 Active 172 DOM
22. 2026-07-11
    days on market $69,950 Active 171 DOM
23. 2026-07-10
    days on market $69,950 Active 170 DOM
24. 2026-07-09
    days on market $69,950 Active 169 DOM
25. 2026-07-08
    days on market $69,950 Active 168 DOM
26. 2026-07-07
    days on market $69,950 Active 167 DOM
27. 2026-07-06
    days on market $69,950 Active 166 DOM
28. 2026-07-05
    days on market $69,950 Active 165 DOM
29. 2026-07-04
    days on market $69,950 Active 164 DOM
30. 2026-07-03
    days on market $69,950 Active 163 DOM
31. 2026-07-02
    days on market $69,950 Active 162 DOM
32. 2026-07-01
    days on market $69,950 Active 161 DOM
33. 2026-06-30
    days on market $69,950 Active 160 DOM
34. 2026-06-29
    days on market $69,950 Active 159 DOM
35. 2026-06-28
    days on market $69,950 Active 158 DOM
36. 2026-06-28
    days on market $69,950 Active 157 DOM
37. 2026-06-27
    days on market $69,950 Active 156 DOM
38. 2026-06-25
    days on market $69,950 Active 154 DOM
39. 2026-06-23
    days on market $69,950 Active 152 DOM
40. 2026-06-21
    days on market $69,950 Active 151 DOM
41. 2026-06-18
    days on market $69,950 Active 148 DOM
42. 2026-06-17
    days on market $69,950 Active 147 DOM
43. 2026-06-16
    days on market $69,950 Active 146 DOM
44. 2026-06-15
    days on market $69,950 Active 145 DOM
45. 2026-06-14
    days on market $69,950 Active 143 DOM
46. 2026-06-13
    days on market $69,950 Active 142 DOM
47. 2026-06-10
    days on market $69,950 Active 140 DOM
48. 2026-06-09
    days on market $69,950 Active 139 DOM
49. 2026-06-08
    days on market $69,950 Active 138 DOM
50. 2026-06-07
    days on market $69,950 Active 137 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,111
• − Mortgage interest: −$3,918
• − Property taxes: −$1,049
• − Insurance: −$350
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,035
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,678/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 $2,665–$7,995 screening

This 2026 Champion manufactured home in Haven Inn MHC is in excellent condition with modern finishes and a bright, open-concept layout. It's move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace blinds — Improves natural light and aesthetics ↑

ⓘ 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 40/100

Zoned Schools

Elementary Cloverland Elementary F CA #755/1,571 Nat'l #24,299/41,679 Middle Oakdale Junior High F CA #231/498 Nat'l #9,410/14,009 High Oakdale High C CA #234/1,170 Nat'l #4,077/17,239

Schools (NCES district)

• District: Oakdale Joint Unified
• NCES district ID: 0600062
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $60,377
• Composite: 32.1/100
• National rank: #5805
• State rank: #256 of 517 in CA

C Composite livability gradescore 64/100

Livability — Oakdale

• Score: 64/100
• State rank: #412
• US rank: #14042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakdale, CA
• County: Stanislaus County · 579,493 people
• City population: 34,810
• Metro: Modesto, CA
• Population (ZIP): 34,810
• Household income: $92,963
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 7% of renters

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Population outlook (Stanislaus County) Hauer SSP2

• Today (2025): 579,493 people
• By 2030: 598,000 · +3.2%
• By 2040: 630,930 · +8.9%
• By 2050: 658,300 · +13.6%
• By 2075: 712,363 · +22.9%
• By 2100: 719,805 · +24.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Russian 5% Italian 4% Iranian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1% Other Indo-European 1%

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Political lean MEDSL · Stanislaus

• 2024 margin: R (+11.0) · D 43.2% · R 54.2% · Other 2.6%
• 2008→2024 swing: -12.7pp toward R · 2008: 1.7pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: D+0.8 2016: D+0.6 2012: D+0.7 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -507.52%
• Current HPI: 283.0924
• Rent YoY: —
• Metro: Modesto, 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