2621 Prescott Rd #106 · Modesto, CA 95350

$77,500

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 6 Days on market

Built 1971 Fair condition Est $93k · 16% under

---

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 +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome To Friendly Village, One of Modesto's most sought-after gated communities for residents 55 years old and over. This charming double-wide home offers a bright and open floor plan, featuring a spacious living and dining room area. Kitchen has electric stove, pantry, and lots of counter space. Primary bedroom generously sized with a large closet and a bathroom features double sinks and a shower and large closet. There is an indoor laundry area. Additional highlights include closed in porch that is 232 sq feet perfect for storge or hobby room, commercial installation, A covered Carport for easy Parking. Short walk to the clubhouse so can enjoy a range of amenities such as weekly social

Key facts

• Indoor laundry area
• Closed in porch
• Covered carport

Tags

• INDOOR LAUNDRY AREA
• CLOSED IN PORCH
• COVERED CARPORT
• CLUBHOUSE AMENITIES
• PET FRIENDLY
• SECURE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Cap rate 23.1% vs local median 3.2% in Modesto — 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 63/100 on livability (#451 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities C-, schools D+, health & safety D+.
• Stanislaus Union Elementary (urban): math 24% / reading 35% proficiency, ranked #344 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 164 active listings in the ZIP; 27 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; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).
• This rent runs 33% of the median local income ($76k/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 $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stanislaus County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $77,500

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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.65% ✓
• Cap rate: 23.11%
• Cash-on-cash: 60.06%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $92,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 Prescott Rd #106	0.00mi	2/2.0	1,344 (0%)	1mo	$71,500	$53	100
2621 Prescott Rd #262	0.11mi	2/2.0	1,344 (0%)	2mo	$69,000	$51	93
2621 Prescott #111	0.00mi	2/2.0	1,368 (+2%)	7mo	$60,000	$44	91
2621 Prescott Rd #127	0.00mi	2/2.0	1,440 (+7%)	6mo	$84,000	$58	83
2129 Viking Ln	0.36mi	2/2.0	1,344 (0%)	2mo	$205,000	$153	81
2621 Prescott Road Space 224 #224	0.09mi	2/2.0	1,440 (+7%)	3mo	$122,300	$85	81
2621 Prescott Rd Unit 249a	0.09mi	2/2.0	1,440 (+7%)	6mo	$100,000	$69	79
2621 Prescott Rd #151	0.00mi	2/2.0	1,512 (+12%)	2mo	$125,000	$83	77
2621 Prescott Rd #187	0.05mi	3/2.0 (+1)	1,248 (-7%)	7mo	$125,000	$100	75
2621 Prescott Rd #37	0.05mi	2/2.0	1,164 (-13%)	1mo	$70,500	$61	75
2621 Prescott Rd #87	0.00mi	3/2.0 (+1)	1,512 (+12%)	5mo	$130,000	$86	70
2621 Prescott Rd #53	0.05mi	3/2.0 (+1)	1,530 (+14%)	4mo	$105,000	$69	66

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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 3.54×
• Total profit: $55,107
• Equity at exit: $11,556

10-year hold

• IRR: 62.5%
• Equity multiple: 7.04×
• Total profit: $130,967
• Equity at exit: $6,701

Cash invested: $21,700 (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 95350

• Rents YoY: 2.2%
• Active inventory: 164
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,086

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,140	-5% $1,113	+0% $1,086	+5% $1,059	+10% $1,033
Rent	-10% $924	-5% $1,005	+0% $1,086	+5% $1,167	+10% $1,248
Rate	-1.0pp $1,125	-0.5pp $1,106	base $1,086	+0.5pp $1,066	+1.0pp $1,046

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2140 Palisade Ave #4 Modesto, CA	2.0	1.0	924	$1,850	$2.00	15d	1	0.20mi
2112 Eicher Ave Modesto, CA	2.0	1.0	1100	$1,995	$1.81	15d	1	0.32mi
2531 W Rumble Rd Unit 16 Modesto, CA	2.0	2.0	891	$1,795	$2.01	15d	1	0.44mi
2531 W Rumble Rd Unit 13 Modesto, CA	2.0	2.0	887	$1,825	$2.06	15d	1	0.44mi
1808 W Rumble Rd Modesto, CA	2.0	2.0	1000	$1,800	$1.80	15d	1	0.52mi
1712 Applegate Dr Modesto, CA	3.0	2.0	1120	$2,595	$2.32	15d	1	0.58mi
2404 Strivens Ave Modesto, CA	3.0	1.0	1200	$2,498	$2.08	15d	1	0.59mi
2821 Lou Ann Dr Modesto, CA	2.0	1.5–2.0	1035	$2,150	$2.08	12d	3	0.68mi
3200 Hahn Dr Modesto, CA	2.0–3.0	2.0–2.5	1262	$2,317	$1.84	4d	5	0.75mi
1713 Randazzo Ave Unit 1713 Modesto, CA	2.0	2.0	960	$1,895	$1.97	15d	1	0.77mi
2900 W Rumble Rd Modesto, CA	2.0	2.0	936	$1,795	$1.92	11d	1	0.79mi
3601 Prescott Rd Modesto, CA	1.0–2.0	1.0–2.0	798	$2,075	$2.60	12d	1	0.79mi
3500 Shawnee Dr Modesto, CA	2.0	2.0	1100	$2,100	$1.91	15d	1	0.79mi
1809 La Corunna Pl Modesto, CA	2.0	3.0	1300	$2,100	$1.62	15d	1	0.84mi
2800 Braden Ave Modesto, CA	1.0–2.0	1.0–2.0	779	$1,960	$2.52	4d	9	0.84mi
2213 Camborne Dr Unit 1 Modesto, CA	2.0	2.0	1220	$2,395	$1.96	24d	1	0.84mi
2020 Cheyenne Way Modesto, CA	1.0–2.0	1.0–2.0	783	$1,825	$2.33	4d	2	0.85mi
3600 Dale Rd Modesto, CA	2.0	1.0	935	$2,100	$2.25	12d	1	1.12mi
3600 Dale Rd Unit 1 Modesto, CA	2.0	1.5	935	$2,100	$2.25	4d	1	1.12mi
3904 Breda Ct Modesto, CA	3.0	2.0	1680	$2,400	$1.43	22d	1	1.16mi
1701 Linwood Dr Modesto, CA	3.0	2.0	1499	$2,050	$1.37	15d	1	1.21mi
3401 Tully Rd Modesto, CA	2.0	2.0	1024	$2,095	$2.05	15d	2	1.26mi
2704 Snyder Ave Modesto, CA	3.0	2.0	1806	$2,495	$1.38	12d	1	1.27mi
3820 Gareth Ln Apt C Modesto, CA	2.0	2.0	1100	$1,895	$1.72	15d	1	1.32mi
3620 Historic Ct Modesto, CA	3.0	2.0	1569	$2,800	$1.78	12d	1	1.37mi
3905 Dale Rd Unit B Modesto, CA	2.0	2.0	1020	$1,750	$1.72	4d	1	1.45mi
3445 Colonial Dr Modesto, CA	1.0–2.0	1.0	918	$2,295	$2.50	15d	10	1.46mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,633
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$2,255
• Taxable income: $12,546
• Est. tax owed @ 24.0%: −$3,011
• After-tax cash flow: $10,022/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 manufactured home requires moderate repairs and maintenance, with updates to exterior and interior paint, flooring, and kitchen appliances to significantly increase its resale and rental value.

Repairs flagged

• Minor exterior paint — paint appears faded
• Minor interior paint — paint appears faded

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both paint interior — enhances curb appeal and resale value
• Both update flooring — modernizes the home and improves resale value
• Both update kitchen appliances — modernizes the home and improves resale value
• Both update bathroom fixtures — modernizes the home and improves resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · paint appears faded	Minor	$500–3,000
interior paint · paint appears faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both paint interior — enhances curb appeal and resale value ↑
• Both update flooring — modernizes the home and improves resale value ↑
• Both update kitchen appliances — modernizes the home and improves resale value ↑
• Both update bathroom fixtures — modernizes the home and improves 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: Stanislaus Union Elementary
• NCES district ID: 0637950
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $53,731
• Composite: 26.11/100
• National rank: #7286
• State rank: #344 of 517 in CA

Livability — Modesto

• Score: 63/100
• State rank: #451
• US rank: #15229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Modesto, CA
• County: Stanislaus County · 445,786 people
• City population: 225,261
• Metro: Modesto, CA
• Population (ZIP): 57,136
• Household income: $75,621
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2163.0

Population outlook (Stanislaus County) Hauer SSP2

• Today (2025): 579,493 people
• By 2030: 598,000 · +3.2%
• By 2040: 630,930 · +8.9%
• By 2050: 658,300 · +13.6%
• By 2075: 712,363 · +22.9%
• By 2100: 719,805 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 39% Two or more races 19% Asian 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 3% Slovak 2% Portuguese 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Stanislaus

• 2024 margin: R (+11.0) · D 43.2% · R 54.2% · Other 2.6%
• 2008→2024 swing: -12.7pp toward R · 2008: 1.7pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: D+0.8 2016: D+0.6 2012: D+0.7 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -555.05%
• Current HPI: 307.9532
• Rent YoY: ▲ 2.25%
• Metro: Modesto, 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