1830 E Yosemite Ave #167 · Manteca, CA 95336

$149,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 58 Days on market

Built 1968 $104/sqft · 14% above area Est $132k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller incentive: Seller to pay buyer's first month of space rent! Seller motivated! Discover comfortable senior living at 1830 E Yosemite Ave #167, Manteca, located in the desirable 55+ El Rancho Mobile Home Park. This well-cared-for 1,440 sq. ft. mobile home offers a spacious and functional layout with plenty of room to make it your own. The main living room flows into an additional living area or den, providing flexible space for a home office, dining area, hobby room, or extra sitting room. The primary bedroom features a large walk-in closet, and the home includes two bathrooms, a dedicated laundry room, and updated flooring in select areas. Outside, you'll find an attached carport, pri

Key facts

• Enclosed porch areas
• Modern soaking tub
• Community amenities

Tags

• UPDATED FLOORING
• REFRESHED BATHROOM
• MODERN SOAKING TUB
• ENCLOSED PORCH AREAS
• COMMUNITY AMENITIES
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in a community of 285 units; Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: Not part of an association; Senior community

Exterior

• Parking: Covered parking; Boat storage available; Guest parking available
• Utilities: 220V in kitchen; 220V in laundry; Public water; Public sewer
• Home design: Manufactured in park (double wide); Built in 1968
• Construction: Metal roof; Vinyl skirting; International (INTL) make
• Exterior features: Close to clubhouse; Covered patio; Screened-in patio; Storage area; Storage shed(s)

Interior

• Kitchen: Free standing refrigerator; Hood over range; Disposal; Microwave; Free standing gas oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Bathtub; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Covered, screened-in patio; Great room; Kitchen and family room combined; Laminate counters; Storage area; Storage shed(s); Pets allowed with limitations; service animals permitted
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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); 272 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($145k) 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 $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1968 — 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. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $131,968
• List price: $149,999
• Delta: 13.66%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 E Yosemite #128	0.02mi	2/2.0	1,440 (0%)	2mo	$100,000	$69	97
1830 Yosemite Ave #4	0.04mi	2/2.0	1,344 (-7%)	2mo	$131,000	$97	86
1830 E Yosemite Ave #275	0.04mi	2/2.0	1,500 (+4%)	8mo	$114,000	$76	85
1830 E Yosemite Ave #1	0.08mi	2/2.0	1,444 (+0%)	14mo	$232,000	$161	85
1830 E Yosemite Ave #257	0.04mi	2/2.0	1,488 (+3%)	11mo	$143,500	$96	83
1830 E Yosemite #207	0.04mi	2/2.0	1,536 (+7%)	7mo	$148,000	$96	81
1830 E Yosemite Ave #137	0.04mi	3/2.0 (+1)	1,440 (0%)	17mo	$125,000	$87	79
1830 E Yosemite Ave #68	0.02mi	2/2.0	1,300 (-10%)	6mo	$135,000	$104	78
1830 Yosemite Ave #118	0.00mi	2/2.0	1,624 (+13%)	10mo	$207,000	$127	70
150 Pestana Ave #25	0.26mi	3/2.0 (+1)	1,440 (0%)	16mo	$125,000	$87	69
150 Pestana #34	0.31mi	3/2.0 (+1)	1,440 (0%)	19mo	$149,888	$104	65
150 Pestana #21	0.27mi	2/1.5	1,248 (-13%)	6mo	$87,000	$70	58

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $19,306
• Equity at exit: $22,365

10-year hold

• IRR: 18.5%
• Equity multiple: 2.32×
• Total profit: $55,598
• Equity at exit: $12,969

Cash invested: $42,000 (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 95336

• Rents YoY: -0.7%
• Active inventory: 272
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $791

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 61%

Sensitivity live

Price	-10% $894	-5% $842	+0% $791	+5% $739	+10% $687
Rent	-10% $608	-5% $699	+0% $791	+5% $882	+10% $973
Rate	-1.0pp $866	-0.5pp $829	base $791	+0.5pp $752	+1.0pp $712

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	20d	1	0.29mi
2054 Hyannis Cir Manteca, CA	3.0	2.0	1664	$2,495	$1.50	20d	1	0.35mi
200 Northwoods Ave Manteca, CA	2.0	1.0	900	$1,675	$1.86	4d	1	0.36mi
1634 Sierra Creek Dr Manteca, CA	3.0	2.0	1411	$3,100	$2.20	20d	1	0.77mi
311 Charles Ave Manteca, CA	3.0	2.0	1092	$2,750	$2.52	24d	1	0.78mi
794 Button Ave Manteca, CA	2.0	2.0	1075	$2,300	$2.14	15d	1	1.02mi
1005 E Atherton Dr Manteca, CA	1.0–3.0	1.0–2.0	1008	$2,495	$2.47	0d	6	1.12mi
801 Atherton Dr Manteca, CA	1.0–2.0	1.0–2.0	977	$2,695	$2.76	3d	8	1.22mi
225 N Fremont St Manteca, CA	2.0	2.0	926	$1,875	$2.02	44d	1	1.25mi
522 Dawn Dr Manteca, CA	3.0	2.5	1687	$2,500	$1.48	44d	1	1.25mi
708 Meadow Way Manteca, CA	3.0	2.0	1843	$2,750	$1.49	15d	1	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $149,999 Active 58 DOM
2. 2026-06-18
   days on market $149,999 Active 55 DOM
3. 2026-06-17
   days on market $149,999 Active 54 DOM
4. 2026-06-16
   days on market $149,999 Active 53 DOM
5. 2026-06-15
   days on market $149,999 Active 52 DOM
6. 2026-06-14
   days on market $149,999 Active 50 DOM
7. 2026-06-13
   days on market $149,999 Active 49 DOM
8. 2026-06-10
   pricedays on market $149,999 Active 47 DOM
9. 2026-06-09
   days on market $154,900 Active 46 DOM
10. 2026-06-08
    days on market $154,900 Active 45 DOM
11. 2026-06-07
    days on market $154,900 Active 44 DOM
12. 2026-06-05
    days on market $154,900 Active 41 DOM
13. 2026-06-03
    days on market $154,900 Active 40 DOM
14. 2026-06-03
    days on market $154,900 Active 39 DOM
15. 2026-06-01
    days on market $154,900 Active 38 DOM
16. 2026-05-31
    days on market $154,900 Active 37 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $27,756
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$4,364
• Taxable income: $7,549
• Est. tax owed @ 24.0%: −$1,812
• After-tax cash flow: $7,676/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