900 Old Stockton Rd #127 · Oakdale, CA 95361

$89,900

3 bd · 2.0 ba · 1,098 sqft · Manufactured · 1 Days on market

Built 1978 Good condition Est $160k · 44% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Complete remodel updated 3/2 with expando - double size lot. Must see move in ready tankless water heater. Won't last long. All Family park.

Key facts

• Move in ready
• Double size lot
• 2 parking spots

Tags

• DOUBLE SIZE LOT
• TANKLESS WATER HEATER
• MOVE IN READY

Property features AI

Finance

• Other: Located in River Paradise Mobile Home Park (address: 900 Old Stockton Rd #127, Oakdale, CA 95361); Directions: Use GPS or Yosemite Ave North, turn East to A St, turn North on Old Stockton Rd to River Paradise Mobile Home Park — home is straight back on left side
• HOA & community: No association; Not a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Off-street parking
• Utilities: Gas plumbed; Individual electric meter; Individual gas meter; 220V outlet in laundry; Public water; Sewer: other
• Home design: Manufactured in park; Single wide; Built in 1978; Made by Fleetwood (90005 Fleetwood Homes Inc); Wood skirting
• Construction: Composition roof; Wood skirting; Manufactured single-wide construction
• Exterior features: Composition roof; Shed(s) on property; No notable lot features

Interior

• Kitchen: Built-in gas range; Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Double sinks; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled interior; Great room living area; Kitchen and family room combined; Breakfast area; Synthetic countertops; Covered patio and porch steps; Dual-pane full windows
• Laundry & utility: Indoor laundry room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

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 $90k).
• Cap rate 20.4% vs local median 2.7% in Oakdale — 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 64/100 on livability (#412 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B; Watch: commute F, cost of living F.
• Oakdale Joint Unified (suburban): math 27% / reading 45% proficiency, ranked #256 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 199 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $89,900

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 2.36% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.45%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $160,308
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Old Stockton #506 Rd #506	0.02mi	2/2.0 (-1)	1,107 (+1%)	5mo	$140,000	$126	88
900 Old Stockton Rd #511	0.03mi	3/2.0	1,167 (+6%)	2mo	$197,000	$169	86
900 Old Stockton Rd #541	0.08mi	2/2.0 (-1)	1,034 (-6%)	6mo	$170,000	$164	76
900 Old Stockton Rd #104	0.03mi	3/2.0	1,213 (+10%)	8mo	$135,000	$111	74
900 Old Stockton Rd #501	0.01mi	2/2.0 (-1)	1,034 (-6%)	13mo	$150,500	$146	74
900 Old Stockton Rd #203	0.02mi	2/2.0 (-1)	990 (-10%)	8mo	$120,000	$121	71
900 Old Stockton Rd #551	0.02mi	2/2.0 (-1)	960 (-13%)	15mo	$145,000	$151	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.2%
• Equity multiple: 3.10×
• Total profit: $52,870
• Equity at exit: $13,404

10-year hold

• IRR: 53.8%
• Equity multiple: 6.28×
• Total profit: $132,963
• Equity at exit: $7,773

Cash invested: $25,172 (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 95361

• Active inventory: 199
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,058

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 45%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Meadowlark Ln Oakdale, CA	2.0	1.5	932	$2,227	$2.39	13d	1	0.23mi
861 Cloverland Way Oakdale, CA	3.0	2.0	1322	$2,150	$1.63	13d	1	0.25mi
405 N 1st Ave Oakdale, CA	3.0	2.0	1500	$2,250	$1.50	13d	1	0.53mi
730 Walnut St Oakdale, CA	3.0	2.0	1392	$2,500	$1.80	13d	1	0.62mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	13d	3	0.80mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	21d	3	0.80mi
313 S 2nd Ave Oakdale, CA	2.0	1.0	800	$1,500	$1.88	13d	1	0.97mi
325 W H St Oakdale, CA	2.0	1.0	700	$1,475	$2.11	43d	1	1.03mi
425 S 3rd Ave Unit A Oakdale, CA	3.0	1.0	1027	$1,600	$1.56	13d	1	1.06mi
1253 Caballero St Unit 1253 Oakdale, CA	3.0	2.5	1300	$2,300	$1.77	13d	1	1.18mi
150 S Wood Ave Unit 214W Oakdale, CA	2.0	1.0	981	$1,703	$1.74	43d	1	1.29mi
150 S Wood Ave Unit 117W Oakdale, CA	2.0	1.0	981	$1,732	$1.77	43d	1	1.29mi

Listing history 2 events

1. 2026-06-17
   remarks 140-char remark
2. 2026-06-17
   listed $89,900 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 7/10 Severe
• 🌡 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 34 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,513
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$2,615
• Taxable income: $11,982
• Est. tax owed @ 24.0%: −$2,876
• After-tax cash flow: $9,824/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 · 2 photos

Good 80/100 Cosmetic rehab

This home is move-in ready with a complete remodel, featuring new kitchen, bathrooms, flooring, and exterior. It has a good condition score and is ready for a new owner or tenant.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add a small front porch or bench — Improves curb appeal and adds functionality for outdoor seating or relaxation.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add a small front porch or bench — Improves curb appeal and adds functionality for outdoor seating or relaxation. ↑

ⓘ 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: Oakdale Joint Unified
• NCES district ID: 0600062
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $60,377
• Composite: 32.1/100
• National rank: #5805
• State rank: #256 of 517 in CA

Livability — Oakdale

• Score: 64/100
• State rank: #412
• US rank: #14042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakdale, CA
• County: Stanislaus County · 445,786 people
• City population: 34,810
• Metro: Modesto, CA
• Population (ZIP): 34,810
• Household income: $92,963
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1276.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Russian 5% Italian 4% Iranian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1% Other Indo-European 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: ▼ -507.52%
• Current HPI: 283.0924
• Rent YoY: —
• 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