1823 W Acacia St · Stockton, CA 95203

$200,000

2 bd · 1.5 ba · 1,405 sqft · SingleFamily public records · 8 Days on market

Built 1941 6,499 sqft lot $142/sqft · 50% below area

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Why this score? — see what drove the D 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1823 W Acacia Street in Stockton! This fixer-upper offers great potential for investors, contractors, or buyers looking to bring their vision to life. Situated on a spacious lot, this property is ready for updates and improvements to make it shine again. Conveniently located near schools, shopping, dining, and commuter routes. Whether you're looking for your next project or an opportunity to build equity, this home offers plenty of possibilities.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• SPACIOUS LOT
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING
• NEAR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Public irrigation district; 220V outlet in kitchen; 220V outlet in laundry
• Home design: Detached single-family residence; Built in 1941; Single-story
• Construction: Shingle/composition roof
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Pantry cabinet
• Bedrooms: Two bedrooms
• Flooring: Linoleum; Tile; Wood
• Bathrooms: One full bathroom; One partial bathroom; Tub with shower over
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall-mounted cooling units
• Interior features: One wood-burning brick fireplace; Great room living area; Dining and living area combined; Pantry cabinet in kitchen; Main level living with bedrooms, family room, master bedroom, full bath(s), and kitchen
• Laundry & utility: Washer/dryer hookups only; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (14.1% below list).
• Recommended offer: $172k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Stockton Unified (urban): math 23% / reading 46% proficiency, ranked #295 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 33% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $171,857 (14.1% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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?
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: 0.86% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $402,924
• List price: $200,000
• Delta: -50.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1443 W Elm St	0.54mi	3/1.0 (+1)	1,396 (-1%)	6mo	$325,000	$233	62
1635 W Harding Way	0.40mi	3/2.0 (+1)	1,509 (+7%)	6mo	$410,000	$272	57
1007 W Rose St	0.68mi	3/1.0 (+1)	1,419 (+1%)	6mo	$350,000	$247	54
1601 N San Jose St	0.72mi	2/1.5	1,501 (+7%)	7mo	$420,000	$280	49
1116 W Park St	0.63mi	3/2.0 (+1)	1,298 (-8%)	2mo	$400,000	$308	49
2126 Clipper Ln	0.66mi	3/2.0 (+1)	1,322 (-6%)	7mo	$417,000	$315	46
1428 W Harding Way	0.50mi	2/1.0	1,194 (-15%)	5mo	$315,000	$264	46
1037 W Magnolia W	0.66mi	2/1.0	1,255 (-11%)	5mo	$320,000	$255	45
630 N Yosemite St	0.75mi	2/1.0	1,276 (-9%)	5mo	$250,000	$196	44
1050 W Elm St	0.74mi	3/1.0 (+1)	1,299 (-8%)	3mo	$230,000	$177	44
1414 W Walnut St	0.58mi	3/1.0 (+1)	1,244 (-12%)	4mo	$400,000	$322	43
1128 W Walnut St	0.71mi	3/2.0 (+1)	1,557 (+11%)	4mo	$450,000	$289	39

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-22,552
• Equity at exit: $29,821

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,181
• Equity at exit: $17,292

Cash invested: $56,000 (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 95203

• Active inventory: 64
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $156

Break-even live

Break-even rent $1,521

Max offer price $200,000

Occupancy floor 86%

Sensitivity live

Price	-10% $269	-5% $213	+0% $156	+5% $99	+10% $43
Rent	-10% $20	-5% $88	+0% $156	+5% $224	+10% $292
Rate	-1.0pp $257	-0.5pp $207	base $156	+0.5pp $104	+1.0pp $52

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Victoria Ave Unit 1003 Stockton, CA	3.0	2.0	1028	$2,000	$1.95	44d	1	0.31mi
1421 Buena Vista Ave Stockton, CA	3.0	1.0	1110	$1,850	$1.67	15d	1	0.33mi
1759 Middlefield Ave Stockton, CA	2.0	1.0	920	$2,100	$2.28	3d	1	0.61mi
1503 N Edison St Stockton, CA	2.0	1.0	900	$1,250	$1.39	15d	1	0.96mi
1509 N Edison St Stockton, CA	2.0	1.0	900	$1,250	$1.39	24d	1	0.96mi
843 N Lincoln St Stockton, CA	1.0	1.0	969	$1,195	$1.23	44d	1	1.03mi
802 W Weber Ave Unit 133 Stockton, CA	2.0	1.0	980	$1,545	$1.58	15d	2	1.07mi
1331 Pinetree Dr #4 Stockton, CA	2.0	1.0	924	$1,800	$1.95	44d	1	1.13mi
3303 Franklin Ave Apt 2 Stockton, CA	3.0	1.5	891	$1,295	$1.45	44d	1	1.22mi
520 N Monroe St Unit 520 Stockton, CA	2.0	1.0	900	$1,025	$1.14	44d	1	1.24mi
322 Lexington Ave Stockton, CA	3.0	1.0	1508	$2,400	$1.59	44d	1	1.29mi
2029 Christina Ave Stockton, CA	3.0	2.0	1365	$2,350	$1.72	44d	1	1.45mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $833 · $69/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$687/yr (+$57/mo · 82.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 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: $20,623
• − Mortgage interest: −$11,203
• − Property taxes: −$833
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,818
• Taxable loss: −$1,531
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $2,241/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: Stockton Unified
• NCES district ID: 0638010
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 46% ▲ 16.00%
• Median HH income: $37,563
• Composite: 28.65/100
• National rank: #6701
• State rank: #295 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): 15,930
• Household income: $63,411
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1034.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 58% White 17% Two or more races 14% Asian 10% Black 9% Native American 5%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, China
• Languages at home: 54% English-only · Spanish 38% Other Asian/Pacific 4% Tagalog/Filipino 2%

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: ▼ -342.07%
• Current HPI: 455.9551
• 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

Property tax history

+2.9%/yr

Latest (2025): $833 · -51.9% YoY. Source: county tax records.