6706 Tam O' Shanter Dr #29 · Stockton, CA 95210

$137,000

2 bd · 2.0 ba · 1,886 sqft · Manufactured · 40 Days on market

Built 1985 Good condition $73/sqft · 6% below area Est $146k · 6% 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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the inviting lifestyle awaiting you at 6706 Tam O' Shanter Drive #29 in Stockton, CA. This freshly painted and newly carpeted ready-to-move-in mobile home offers a delightful blend of comfort and convenience, designed for effortless living. The kitchen, a central hub for culinary creativity, features a practical peninsula, ideal for meal preparation or casual dining. A stove and dishwasher are installed and included in this spacious home. Step outside to discover a private yard, offering a tranquil space for relaxation or gardening. An attached carport provides convenient parking, while a charming porch invites you to enjoy the California sunshine. This home presents an exceptional

Key facts

• Charming porch
• Practical peninsula
• Attached carport

Tags

• FRESHLY PAINTED
• NEWLY CARPETED
• PRACTICAL PENINSULA
• PRIVATE YARD
• ATTACHED CARPORT
• CHARMING PORCH

Property features AI

Finance

• Other: Make: 00732 Roberts Homes
• Financial info: Land lease amount listed (agent to confirm)
• HOA & community: No homeowners association; 147 units in the community; Not a land-lease home

Exterior

• Parking: Attached covered parking
• Utilities: Public water; Public sewer; Cable available; Individual gas meter; 220V in kitchen
• Home design: Manufactured home in park; Triple-wide; Built in 1985; Senior community
• Construction: Composition roof; Other roof materials
• Exterior features: Backyard; Landscaped front yard; Storage shed(s)/other storage

Interior

• Kitchen: Free standing gas range; Range hood; Dishwasher; Microwave; Breakfast area; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Jetted tub; Sunken tub; Shower stall(s)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Storage area; Carpeted porch with railed steps; Pets allowed
• Laundry & utility: Indoor laundry room with hookups; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $137k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: Rents rising fast (+7.1%/yr); 102 active listings in the ZIP; 9 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 42% 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 $947 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.75% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $145,563
• List price: $137,000
• Delta: -5.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6706 Tam O Shanter Dr #126	0.06mi	2/2.0	1,800 (-5%)	3mo	$129,000	$72	87
6706 Tam O Shanter Dr #10	0.05mi	2/2.0	1,900 (+1%)	12mo	$120,000	$63	86
6706 Tam O'shanter #58	0.06mi	3/2.0 (+1)	1,906 (+1%)	6mo	$140,000	$73	86
6706 Tam O Shanter #31	0.06mi	2/2.0	1,886 (0%)	15mo	$160,000	$85	85
6706 Tam O'shanter Dr #112	0.06mi	3/2.0 (+1)	1,920 (+2%)	6mo	$145,000	$76	84
6706 Tam O Shanter Dr #146	0.06mi	2/2.0	1,980 (+5%)	9mo	$120,000	$61	82
6706 Tam O Shanter #96	0.06mi	3/2.0 (+1)	1,680 (-11%)	4mo	$151,000	$90	71
6706 Tam O Shanter Dr #2	0.04mi	2/2.0	1,674 (-11%)	22mo	$127,000	$76	61

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: 28.7%
• Equity multiple: 2.26×
• Total profit: $48,352
• Equity at exit: $20,427

10-year hold

• IRR: 38.4%
• Equity multiple: 5.32×
• Total profit: $165,665
• Equity at exit: $11,845

Cash invested: $38,360 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,396 high
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $946

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 56%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5761 Caribbean Cir Stockton, CA	3.0	2.0	1533	$3,200	$2.09	44d	1	0.68mi
5337 Barbados Cir Stockton, CA	3.0	2.0	1309	$2,300	$1.76	21d	1	0.73mi
218 E Longview Ave Stockton, CA	3.0	2.0	1416	$2,350	$1.66	14d	1	0.85mi
5509 Kermit Ln Stockton, CA	3.0	2.0	1317	$2,500	$1.90	14d	1	0.92mi
5509 Kermit Ln Stockton, CA	3.0	2.0	1317	$2,500	$1.90	3d	1	0.92mi
1857 Crestwood Cir Stockton, CA	3.0	2.0	1561	$2,450	$1.57	44d	1	1.20mi
1768 Crestwood Cir Stockton, CA	3.0	2.0	1389	$2,500	$1.80	44d	1	1.22mi
8446 N El Dorado St Stockton, CA	3.0	2.0	1269	$2,300	$1.81	44d	1	1.34mi
4790 Winona Way Stockton, CA	3.0	2.0	1483	$2,450	$1.65	23d	1	1.37mi

Listing history 14 events

1. 2026-06-18
   days on market $137,000 Active 40 DOM
2. 2026-06-17
   days on market $137,000 Active 39 DOM
3. 2026-06-16
   days on market $137,000 Active 38 DOM
4. 2026-06-15
   days on market $137,000 Active 37 DOM
5. 2026-06-14
   days on market $137,000 Active 35 DOM
6. 2026-06-10
   days on market $137,000 Active 32 DOM
7. 2026-06-09
   days on market $137,000 Active 31 DOM
8. 2026-06-08
   days on market $137,000 Active 30 DOM
9. 2026-06-07
   days on market $137,000 Active 29 DOM
10. 2026-06-05
    days on market $137,000 Active 26 DOM
11. 2026-06-03
    days on market $137,000 Active 25 DOM
12. 2026-06-03
    days on market $137,000 Active 24 DOM
13. 2026-06-01
    days on market $137,000 Active 23 DOM
14. 2026-05-31
    days on market $137,000 Active 22 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 30 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,751
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − Depreciation: −$3,985
• Taxable income: $9,751
• Est. tax owed @ 24.0%: −$2,340
• After-tax cash flow: $9,012/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 · 30 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a fresh paint job and new carpet, making it move-in ready. It offers a comfortable living space with a central kitchen and a charming porch.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Replace the carpet in the living areas — New carpet can improve the home's appearance and comfort level.
• Resale Clean and maintain the kitchen cabinets — A clean and well-maintained kitchen can attract potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Replace the carpet in the living areas — New carpet can improve the home's appearance and comfort level. ↑
• Resale Clean and maintain the kitchen cabinets — A clean and well-maintained kitchen can attract potential buyers and renters. ↑

ⓘ 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: 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): 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