900 Old Stockton Rd #127 · Oakdale, CA 95361

$89,900

3 bd · 2.0 ba · 1,098 sqft · Manufactured · 52 Days on market

Manufactured home Built 1978 Good condition $82/sqft · 36% below area Est $140k · 36% 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
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.5

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

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 $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.8% 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.
• Zoned schools: Cloverland Elementary (math 25% / reading 43%, grade F, #755 of 1,571 statewide, top 49%, 513 students, 45% FRL); Oakdale Junior High (math 19% / reading 38%, grade F, #231 of 498 statewide, top 47%, 756 students, 40% FRL); Oakdale High (math 47% / reading 67%, grade C, #234 of 1,170 statewide, top 21%, 1,644 students, 34% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 280 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 1.82% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.04%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $140,000
• List price: $89,900
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

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%)	7mo	$140,000	$126	87
900 Old Stockton Rd #511	0.03mi	3/2.0	1,167 (+6%)	4mo	$197,000	$169	85
900 Old Stockton Rd #541	0.08mi	2/2.0 (-1)	1,034 (-6%)	8mo	$170,000	$164	75
900 Old Stockton Rd #104	0.03mi	3/2.0	1,213 (+10%)	10mo	$135,000	$111	73
900 Old Stockton Rd #501	0.01mi	2/2.0 (-1)	1,034 (-6%)	15mo	$150,500	$146	72
900 Old Stockton Rd #203	0.02mi	2/2.0 (-1)	990 (-10%)	10mo	$120,000	$121	70
900 Old Stockton Rd #551	0.02mi	2/2.0 (-1)	960 (-13%)	17mo	$145,000	$151	59

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: 27.0%
• Equity multiple: 2.12×
• Total profit: $28,258
• Equity at exit: $13,404

10-year hold

• IRR: 34.6%
• Equity multiple: 4.17×
• Total profit: $79,820
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $109,949 ($88/sqft)
• Median days on market: 17 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +44.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95361

• Active inventory: 280
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $672

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 54%

Sensitivity live

Price	-10% $734	-5% $703	+0% $672	+5% $641	+10% $610
Rent	-10% $543	-5% $607	+0% $672	+5% $737	+10% $801
Rate	-1.0pp $717	-0.5pp $695	base $672	+0.5pp $649	+1.0pp $625

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
• Club membership (one-time): —
• 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	63d	1	0.23mi
861 Cloverland Way Oakdale, CA	3.0	2.0	1322	$2,150	$1.63	63d	1	0.25mi
405 N 1st Ave Oakdale, CA	3.0	2.0	1500	$2,250	$1.50	63d	1	0.53mi
730 Walnut St Oakdale, CA	3.0	2.0	1392	$2,500	$1.80	63d	1	0.62mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	70d	3	0.80mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	63d	3	0.80mi
313 S 2nd Ave Oakdale, CA	2.0	1.0	800	$1,500	$1.88	63d	1	0.97mi
325 W H St Oakdale, CA	2.0	1.0	700	$1,475	$2.11	93d	1	1.03mi
425 S 3rd Ave Unit A Oakdale, CA	3.0	1.0	1027	$1,600	$1.56	63d	1	1.06mi
1253 Caballero St Unit 1253 Oakdale, CA	3.0	2.5	1300	$2,300	$1.77	63d	1	1.18mi
150 S Wood Ave Unit 214W Oakdale, CA	2.0	1.0	981	$1,703	$1.74	93d	1	1.29mi
150 S Wood Ave Unit 117W Oakdale, CA	2.0	1.0	981	$1,732	$1.77	93d	1	1.29mi

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 associationNot a senior communityLand lease: No (listed land lease amount present)

Exterior

• Parking: Off-street parking
• Utilities: Gas plumbedIndividual electric meterIndividual gas meter220V outlet in laundryPublic waterSewer: other
• Home design: Manufactured in parkSingle wideBuilt in 1978Made by Fleetwood (90005 Fleetwood Homes Inc)Wood skirting
• Construction: Composition roofWood skirtingManufactured single-wide construction
• Exterior features: Composition roofShed(s) on propertyNo notable lot features

Interior

• Kitchen: Built-in gas rangeDishwasherMicrowave
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathroomsDouble sinksShower stall(s)
• Heating & cooling: Central heatingCentral cooling
• Interior features: Updated/remodeled interiorGreat room living areaKitchen and family room combinedBreakfast areaSynthetic countertopsCovered patio and porch stepsDual-pane full windows
• Laundry & utility: Indoor laundry roomTankless water heater

Listing history 42 events

1. 2026-08-08
   days on market $89,900 Active 52 DOM
2. 2026-08-07
   days on market $89,900 Active 51 DOM
3. 2026-08-06
   days on market $89,900 Active 50 DOM
4. 2026-08-05
   days on market $89,900 Active 49 DOM
5. 2026-08-04
   days on market $89,900 Active 48 DOM
6. 2026-08-03
   days on market $89,900 Active 47 DOM
7. 2026-07-31
   days on market $89,900 Active 44 DOM
8. 2026-07-30
   days on market $89,900 Active 43 DOM
9. 2026-07-29
   days on market $89,900 Active 42 DOM
10. 2026-07-27
    days on market $89,900 Active 40 DOM
11. 2026-07-25
    days on market $89,900 Active 38 DOM
12. 2026-07-24
    days on market $89,900 Active 37 DOM
13. 2026-07-23
    days on market $89,900 Active 36 DOM
14. 2026-07-22
    days on market $89,900 Active 35 DOM
15. 2026-07-21
    days on market $89,900 Active 34 DOM
16. 2026-07-18
    days on market $89,900 Active 31 DOM
17. 2026-07-16
    days on market $89,900 Active 29 DOM
18. 2026-07-16
    days on market $89,900 Active 28 DOM
19. 2026-07-14
    days on market $89,900 Active 27 DOM
20. 2026-07-13
    days on market $89,900 Active 26 DOM
21. 2026-07-12
    days on market $89,900 Active 25 DOM
22. 2026-07-11
    days on market $89,900 Active 24 DOM
23. 2026-07-10
    days on market $89,900 Active 23 DOM
24. 2026-07-09
    days on market $89,900 Active 22 DOM
25. 2026-07-08
    days on market $89,900 Active 21 DOM
26. 2026-07-07
    days on market $89,900 Active 20 DOM
27. 2026-07-06
    days on market $89,900 Active 19 DOM
28. 2026-07-05
    days on market $89,900 Active 18 DOM
29. 2026-07-04
    days on market $89,900 Active 17 DOM
30. 2026-07-03
    days on market $89,900 Active 16 DOM
31. 2026-07-02
    days on market $89,900 Active 15 DOM
32. 2026-07-01
    days on market $89,900 Active 14 DOM
33. 2026-06-30
    days on market $89,900 Active 13 DOM
34. 2026-06-29
    days on market $89,900 Active 12 DOM
35. 2026-06-28
    days on market $89,900 Active 11 DOM
36. 2026-06-28
    days on market $89,900 Active 10 DOM
37. 2026-06-27
    days on market $89,900 Active 9 DOM
38. 2026-06-25
    days on market $89,900 Active 7 DOM
39. 2026-06-23
    days on market $89,900 Active 5 DOM
40. 2026-06-21
    days on market $89,900 Active 4 DOM
41. 2026-06-17
    remarks 140-char remark
42. 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 6/10 Major
• 🌡 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: $19,645
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$2,615
• Taxable income: $7,053
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,372/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 Est. rehab $5,490–$16,470 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Cloverland Elementary F CA #755/1,571 Nat'l #24,299/41,679 Middle Oakdale Junior High F CA #231/498 Nat'l #9,410/14,009 High Oakdale High C CA #234/1,170 Nat'l #4,077/17,239

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

C Composite livability gradescore 64/100

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 · 579,493 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: 7% of renters

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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%

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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%

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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

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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

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 associationNot a senior communityLand lease: No (listed land lease amount present)

Exterior

• Parking: Off-street parking
• Utilities: Gas plumbedIndividual electric meterIndividual gas meter220V outlet in laundryPublic waterSewer: other
• Home design: Manufactured in parkSingle wideBuilt in 1978Made by Fleetwood (90005 Fleetwood Homes Inc)Wood skirting
• Construction: Composition roofWood skirtingManufactured single-wide construction
• Exterior features: Composition roofShed(s) on propertyNo notable lot features

Interior

• Kitchen: Built-in gas rangeDishwasherMicrowave
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathroomsDouble sinksShower stall(s)
• Heating & cooling: Central heatingCentral cooling
• Interior features: Updated/remodeled interiorGreat room living areaKitchen and family room combinedBreakfast areaSynthetic countertopsCovered patio and porch stepsDual-pane full windows
• Laundry & utility: Indoor laundry roomTankless water heater