3652 Mourfield Ave · Taft Mosswood, CA 95206

$250,000

None bd · None ba · 1,425 sqft · MultiFamily · 12 Days on market

Built 1940 Fair condition 0.36 ac lot $175/sqft · 36% below area Est $388k · 36% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This Properties has so many Possibilities. Used as a Church with 2 bathrooms & a office. Once a home with 1 bedroom and 1 bath, Can be converted back to Residential. Also on a Permanent foundation is a Mobile Home. Lot Size 15,000 sqft. Plenty of Parking a Fixer. Possibilities are Here.

Key facts

• 0.36 acre lot
• Parking
• Built 1940

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: No attached garage; Detached garage; Unpaved gravel driveway and sidewalks
• Utilities: Cable available; Electric service listed as other; Sewer available in the street; Water from a water district with meter on site; Irrigation water from public district
• Home design: Residential property with 2 houses on one lot; Live/work subtype; Single-story; Built in 1940; Includes an ADU / second unit; Property faces unspecified direction
• Construction: Composition roof; Original construction year 1940
• Exterior features: Chain link fencing; Irregular-shaped lot; Two houses on the lot (live/work configuration); Does not allow horses

Interior

• Kitchen: Kitchen open to family area
• Flooring: Carpet flooring
• Bathrooms: Full bathroom on main level; No additional special bathroom features listed
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Cathedral/vaulted living room ceiling; Kitchen open to family area (kitchen/family combo); Office and other bonus room
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads 53/100 on livability (#986 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B; Watch: employment C-, schools F, amenities 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 soft (-0.6%/yr); 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $250,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $387,790
• List price: $250,000
• Delta: -35.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3652 Mourfield Ave	0.00mi	—/—	1,425 (0%)	1mo	$155,000	$109	99

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-28,616
• Equity at exit: $37,276

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-29,472
• Equity at exit: $21,615

Cash invested: $70,000 (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 95206

• Rents YoY: -0.6%
• Active inventory: 137
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,661 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $308

Break-even live

Break-even rent $2,271

Max offer price $250,000

Occupancy floor 83%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3579 Turnpike Rd Stockton, CA	3.0	2.0	1500	$2,800	$1.87	10d	1	0.23mi
3712 McDougald Blvd Stockton, CA	3.0	2.0	1577	$2,695	$1.71	14d	1	0.73mi
1332 Lloyd Thayer Cir Stockton, CA	3.0	2.0	1786	$2,450	$1.37	44d	1	1.21mi

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,930
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$7,273
• Taxable loss: −$253
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $3,756/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

Fair 45/100 Moderate rehab

This multi-family property has potential for renovation and conversion back to residential use. It requires moderate repairs and maintenance to improve its condition and resale value.

Repairs flagged

• Minor exterior paint — Some discoloration
• Minor interior walls — Some discoloration
• Minor bathroom fixtures — Some wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Enhances curb appeal and resale value
• Both replace worn flooring — Enhances curb appeal and resale value
• Both replace worn bathroom fixtures — Enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Some discoloration	Minor	$500–3,000
interior walls · Some discoloration	Minor	$500–3,000
bathroom fixtures · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Enhances curb appeal and resale value ↑
• Both replace worn flooring — Enhances curb appeal and resale value ↑
• Both replace worn bathroom fixtures — Enhances curb appeal and resale value ↑

ⓘ 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 — Taft Mosswood

• Score: 53/100
• State rank: #986
• US rank: #24689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taft Mosswood, CA
• County: San Joaquin County · 729,570 people
• Metro: Stockton, CA
• Population (ZIP): 68,558
• Household income: $83,432
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 1459.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 20% Asian 18% Black 11% White 7% Native American 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Swiss 1% Russian 1% Lithuanian 1%
• Foreign-born: 35% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 46% Tagalog/Filipino 6% Other Asian/Pacific 4%

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: ▼ -228.27%
• Current HPI: 357.6069
• Rent YoY: ▼ -0.55%
• 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