8600 West Ln #69 · Stockton, CA 95210

$179,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 24 Days on market

Built 1970 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Friendly Village where safety and security are sacred in this peaceful senior community. This home has undergone a complete transformation in it's lengthy and thorough remodel and reinforcing process. Home has been leveled and reinforced with added pier support. Original skirting replaced with wood , all ceiling and walls done in sheetrock with 2'x4' joists to add support. Entire front of home has been opened up and the kitchen and bathrooms all boast marble countertops and elegant ceramic backsplash tiles. They are also evident backing the wall behind the fireplace. Outside the driveway has been widened with offset support posts which also are used to open up the patio. And a re

Key facts

• 3 parking spots
• Built 1970
• Listed 24 days

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount present but land lease flagged as No)

Exterior

• Parking: Covered parking; Guest parking available; Interior access to parking
• Utilities: Individual electric meter and individual gas meter; 220V supply in kitchen and laundry; Natural gas connected; Public sewer and public water (water district); Internet available
• Home design: Manufactured in-park home (double wide); Updated/remodeled; new construction listing status; Built in 1970
• Construction: Wood skirting; Elastomeric and metal roof
• Exterior features: Fenced yard; Patio, carport, and porch awnings

Interior

• Kitchen: Built-in gas oven; Built-in gas range; Breakfast area with island and marble counters
• Bedrooms: 2 bedrooms (3 possible)
• Bathrooms: 2 full bathrooms with double sinks, tile, and shower stalls
• Heating & cooling: Central heating and cooling; Gas heating and fireplace; Multi-unit HVAC
• Interior features: Accessible doors, full accessible bath, and accessible kitchen; Insulation, energy-efficient windows, water heater, and thermostat; Covered patio; Dual-pane partial windows with screens; Electric fireplace in the family room (1)
• Laundry & utility: Inside laundry area with gas hook-up and hookups only

🏗️ New construction. The $179,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $122,400.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 35% 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 $846 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8700 West Ln #279	0.17mi	2/2.0	1,440 (0%)	1mo	$135,000	$94	91
8700 West Ln #149	0.15mi	2/2.0	1,440 (0%)	4mo	$100,000	$69	90
8600 West Ln #172	0.06mi	3/2.0 (+1)	1,416 (-2%)	2mo	$105,000	$74	88
8600 West Ln #102	0.03mi	2/2.0	1,440 (0%)	13mo	$95,000	$66	88
8700 West Ln #57	0.15mi	2/1.5	1,440 (0%)	6mo	$134,000	$93	86
8700 West Ln #121	0.16mi	2/2.0	1,440 (0%)	11mo	$137,900	$96	84
8700 West Ln #171	0.17mi	2/2.0	1,440 (0%)	14mo	$133,700	$93	80
8700 West Ln #174	0.17mi	2/2.0	1,568 (+9%)	1mo	$125,000	$80	76
8700 West Ln #251	0.16mi	2/2.0	1,344 (-7%)	8mo	$120,000	$89	74
8700 West Ln #186	0.15mi	2/2.0	1,248 (-13%)	0mo	$85,000	$68	71
8700 West Ln #67	0.16mi	2/2.0	1,536 (+7%)	14mo	$130,000	$85	70
8700 N West Ln #166	0.19mi	3/2.0 (+1)	1,550 (+8%)	11mo	$125,000	$81	64

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: 23.9%
• Equity multiple: 2.04×
• Total profit: $35,559
• Equity at exit: $18,250

10-year hold

• IRR: 34.3%
• Equity multiple: 4.78×
• Total profit: $129,611
• Equity at exit: $10,583

Cash invested: $34,272 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$642
• Tax est. 1.5%: −$153 /mo · $1,836/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $735

Break-even live

Break-even rent $1,071

Max offer price $122,400

Occupancy floor 58%

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: $30,600
• Closing costs: $3,672
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1857 Crestwood Cir Stockton, CA	3.0	2.0	1561	$2,450	$1.57	43d	1	0.28mi
1768 Crestwood Cir Stockton, CA	3.0	2.0	1389	$2,500	$1.80	43d	1	0.31mi
9211 Dalewood St Stockton, CA	2.0	1.0	898	$1,495	$1.66	3d	1	0.32mi
1031 Fallbrook Dr Stockton, CA	2.0	2.0	962	$1,695	$1.76	43d	1	0.44mi
7936 Montauban Ave Unit Labs Stockton, CA	2.0	2.0	1000	$1,700	$1.70	10d	1	0.50mi
718 Bedlow Dr Stockton, CA	2.0	1.0	929	$1,250	$1.35	43d	1	0.76mi
718 Bedlow Dr Unit 720 Stockton, CA	2.0	1.0	929	$1,250	$1.35	2d	1	0.76mi
7409 Village Green Dr Stockton, CA	3.0	2.0	1141	$2,000	$1.75	43d	1	0.86mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	23d	1	0.89mi
326 Sue Ct Stockton, CA	3.0	2.0	1153	$2,495	$2.16	21d	1	0.89mi
7926 Diana Marie Dr Unit 7926 Stockton, CA	2.0	1.0	900	$1,800	$2.00	2d	1	1.01mi
6465 West Ln Stockton, CA	2.0	1.0	1200	$1,625	$1.35	44d	1	1.14mi
8446 N El Dorado St Stockton, CA	3.0	2.0	1269	$2,300	$1.81	43d	1	1.31mi
7620 N El Dorado St Stockton, CA	1.0–3.0	1.0–2.0	827	$1,538	$1.86	43d	1	1.36mi
6807 N El Dorado St Stockton, CA	2.0	1.5	980	$1,750	$1.79	23d	1	1.36mi
764 E Swain Rd Stockton, CA	2.0	1.0	915	$1,675	$1.83	10d	1	1.44mi
764 E Swain Rd Unit SW-12 Stockton, CA	2.0	1.0	915	$1,655	$1.81	19d	1	1.44mi
764 E Swain Rd Unit SW-05 Stockton, CA	2.0	1.0	915	$1,675	$1.83	2d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $179,900 Active 24 DOM
2. 2026-06-17
   days on market $179,900 Active 23 DOM
3. 2026-06-16
   days on market $179,900 Active 22 DOM
4. 2026-06-15
   days on market $179,900 Active 21 DOM
5. 2026-06-14
   days on market $179,900 Active 19 DOM
6. 2026-06-10
   days on market $179,900 Active 16 DOM
7. 2026-06-09
   days on market $179,900 Active 15 DOM
8. 2026-06-08
   days on market $179,900 Active 14 DOM
9. 2026-06-07
   days on market $179,900 Active 13 DOM
10. 2026-06-05
    days on market $179,900 Active 10 DOM
11. 2026-06-03
    days on market $179,900 Active 9 DOM
12. 2026-06-03
    days on market $179,900 Active 8 DOM
13. 2026-06-01
    days on market $179,900 Active 7 DOM
14. 2026-05-31
    days on market $179,900 Active 6 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 3/10 Moderate
• 🌡 Heat 6/10 Major 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: $24,008
• − Mortgage interest: −$6,856
• − Property taxes: −$1,836
• − Insurance: −$612
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$3,561
• Taxable income: $7,302
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $7,064/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 · 8 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. Painting the exterior and replacing gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑

ⓘ 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