150 Pestana Ave #54 · Manteca, CA 95336

$180,000

2 bd · 2.0 ba · 1,664 sqft · Manufactured · 5 Days on market

Built 1976 Est $160k · 13% over ↓ 10% since listing

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Why this score? — see what drove the C 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

A gem nestled in the desirable Almond Blossom Estates 55+ senior living community. This double wide mobile 2 bed / 2 bath home with 1,664 square feet of living space offers an open living/dining combo with vaulted ceilings, remodeled kitchen eqipped with pantry and stainless steel appliances, primary bedroom suite, flex room (family/den optional), laundry room with washer/dryer and linen cabinets. Other amenities include Central Heat and AC, double pane windows and glass sliders, ceiling fan, enclosed front porch, covered carport and a pavered backyard with fruit trees. Minutes to major thoroughfares, shopping centers, schools, restaurants and gym. A must see!!!

Key facts

• Garage
• Community pool
• Built 1976

Property features AI

Finance

• Other: Zoned SFD
• HOA & community: No association fee listed (0); Gated community; Community pool

Exterior

• Parking: Covered parking; 1 covered space; 1-car garage
• Security: Security gate; Carbon monoxide detector(s)
• Utilities: Public water; Sewer connected; Electric: 220 volts in kitchen and laundry
• Home design: Residential mobile home; Built in 1976; Remodeled kitchen and baths within last 5 years
• Construction: Composition/shingle roof; Concrete, pillar/post/pier and block foundation; Other construction materials
• Exterior features: Entry at ground level (entry level 0); Community pool; Gated community; Age restrictions

Interior

• Kitchen: Microwave; Disposal; Free‑standing refrigerator; Free‑standing gas range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Updated/remodeled condition; Inside laundry; Central heating; Central air conditioning; Security gate; Double-strapped water heater; Carbon monoxide detector(s)
• Laundry & utility: Washer; Dryer; 220V in laundry; 220V in kitchen

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 10.2% vs local median 2.7% in Manteca — 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 61/100 on livability (#535 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A; Watch: schools D+, amenities D, commute F.
• Manteca Unified (suburban): math 15% / reading 48% proficiency, ranked #297 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.7%/yr); 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $180,000

Questions for the listing agent

1. Built in 1976 — 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. 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: 1.28% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $159,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 Yosemite Ave #118	0.26mi	2/2.0	1,624 (-2%)	10mo	$207,000	$127	75
150 Pestana	0.01mi	2/2.0	1,554 (-7%)	20mo	$171,000	$110	72
1830 E Yosemite #207	0.29mi	2/2.0	1,536 (-8%)	7mo	$148,000	$96	68
1830 E Yosemite Ave #275	0.29mi	2/2.0	1,500 (-10%)	7mo	$114,000	$76	64
1830 E Yosemite #128	0.28mi	2/2.0	1,440 (-14%)	2mo	$100,000	$69	62
1830 E Yosemite Ave #257	0.29mi	2/2.0	1,488 (-11%)	11mo	$143,500	$96	59
150 Pestana Ave #25	0.00mi	3/2.0 (+1)	1,440 (-14%)	16mo	$125,000	$87	59
150 Pestana #34	0.05mi	3/2.0 (+1)	1,440 (-14%)	19mo	$149,888	$104	54
1830 E Yosemite Ave #1	0.33mi	2/2.0	1,444 (-13%)	14mo	$232,000	$161	51
1830 E Yosemite Ave #251	0.28mi	2/2.0	1,440 (-14%)	20mo	$138,000	$96	48
1830 E Yosemite Ave #137	0.29mi	3/2.0 (+1)	1,440 (-14%)	17mo	$125,000	$87	45
1830 E Yosemite Ave #197	0.29mi	2/2.0	1,440 (-14%)	24mo	$90,000	$63	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,198
• Equity at exit: $26,839

10-year hold

• IRR: 7.0%
• Equity multiple: 1.45×
• Total profit: $22,779
• Equity at exit: $15,563

Cash invested: $50,400 (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 95336

• Rents YoY: -0.7%
• Active inventory: 270
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $583

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 70%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Azure Ct Unit C Manteca, CA	2.0	2.0	1400	$1,800	$1.29	19d	1	0.09mi
2054 Hyannis Cir Manteca, CA	3.0	2.0	1664	$2,495	$1.50	19d	1	0.16mi
1634 Sierra Creek Dr Manteca, CA	3.0	2.0	1411	$3,100	$2.20	19d	1	0.57mi
311 Charles Ave Manteca, CA	3.0	2.0	1092	$2,750	$2.52	23d	1	0.80mi
794 Button Ave Manteca, CA	2.0	2.0	1075	$2,300	$2.14	14d	1	0.87mi
522 Dawn Dr Manteca, CA	3.0	2.5	1687	$2,500	$1.48	43d	1	1.25mi
708 Meadow Way Manteca, CA	3.0	2.0	1843	$2,750	$1.49	14d	1	1.35mi

Listing history 6 events

1. 2026-06-18
   days on market $180,000 Active 5 DOM
2. 2026-06-17
   days on market $180,000 Active 4 DOM
3. 2026-06-16
   days on market $180,000 Active 3 DOM
4. 2026-06-15
   days on market $180,000 Active 2 DOM
5. 2026-06-14
   remarks 670-char remark
6. 2026-06-14
   listed $180,000 Active 1 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 6/10 Major
• 🌡 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 · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,745
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$5,236
• Taxable income: $4,387
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $5,938/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: Manteca Unified
• NCES district ID: 0623610
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $62,426
• Composite: 28.5/100
• National rank: #6737
• State rank: #297 of 517 in CA

Livability — Manteca

• Score: 61/100
• State rank: #535
• US rank: #17877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manteca, CA
• County: San Joaquin County · 729,570 people
• City population: 98,916
• Metro: Stockton, CA
• Population (ZIP): 50,185
• Household income: $89,172
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 876.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 43% White 42% Two or more races 18% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Russian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 69% English-only · Spanish 23% Other Asian/Pacific 3% Other Indo-European 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: ▼ -407.05%
• Current HPI: 268.5708
• Rent YoY: ▼ -0.68%
• 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

-10.0% since first listed

2 events — show timeline

• 2026-06-13 Listed $180,000 San Francisco MLS
• 2025-05-02 Listed $200,000 San Francisco MLS