3337 Righteous Dr · Stockton, CA 95212

$464,900

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 56 Days on market

Built 2022 Good condition 5,502 sqft lot Garage $346/sqft · 10% below area Est $518k · 10% under ↓ 15% since listing

---

Why this score? — see what drove the D 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).

• ARV discount +12.1/15.0
• Cash flow +10.5/30.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quick Move-In available - under 60 days! No rear neighbors, and large backyard! This one-story home features a stylish and functional layout with three bedrooms, two bathrooms, a spacious family room and more. The chef-ready kitchen with its sparkling granite countertops, oversized wood cabinetry, full suite of stainless steel appliances and easy access to the dining room, create a functional area for preparing your family's meals. In addition, this home comes with designer-selected upgrades included at no extra cost such as luxury vinyl-plank flooring, a Wi-Fi-enabled garage door opener, programmable thermostat, included solar panels and more. CAL DRE #02064225, LGI Realty - California, Inc.

Key facts

• Granite countertops
• 5,502 sq ft lot
• 2 garage spots

Tags

• GENEROUSLY SIZED BACKYARD
• CHEF INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• OVERSIZED WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• PROGRAMMABLE THERMOSTAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $465k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $382k (17.8% below list).
• Recommended offer: $382k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% in Stockton — 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 57/100 on livability (#734 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A, amenities A-; Watch: employment C-, crime F, commute F.
• Lodi Unified (urban): math 24% / reading 36% proficiency, ranked #325 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George Lincoln Mosher (math 27% / reading 37%, grade F, #779 of 1,571 statewide, top 52%, 581 students, 68% FRL); Morada Middle (math 19% / reading 27%, grade F, #376 of 498 statewide, top 76%, 746 students, 84% FRL); Ronald E. Mcnair High (math 24% / reading 50%, grade F, #578 of 1,170 statewide, top 51%, 1,768 students, 75% FRL) — zoned schools average 76% FRL vs 59% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 205 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($112k/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 $3k of loan paydown is wiped out by about $14k 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

• It's been on market 56 days — a 3% lower offer ($451k) is reasonable based on typical stale-listing flexibility.

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 $382,209 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $518,140
• List price: $464,900
• Delta: -10.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3431 Righteous Dr	0.08mi	3/2.0	1,342 (0%)	0mo	$495,000	$369	96
3136 Isley Way	0.15mi	3/2.0	1,505 (+12%)	3mo	$535,900	$356	70
3053 Isley Way	0.20mi	3/2.0	1,505 (+12%)	3mo	$531,900	$353	68
3089 Isley Way	0.17mi	3/2.0	1,505 (+12%)	4mo	$528,000	$351	68
3017 Isley Way	0.22mi	3/2.0	1,505 (+12%)	2mo	$546,900	$363	68
10322 Danzig Ct	0.20mi	3/2.0	1,505 (+12%)	4mo	$540,900	$359	68
10324 Everly Ln	0.24mi	3/2.0	1,505 (+12%)	1mo	$545,900	$363	68
3005 Isley Way	0.23mi	3/2.0	1,505 (+12%)	2mo	$535,900	$356	68
10312 Everly Ln	0.24mi	3/2.0	1,505 (+12%)	1mo	$545,900	$363	67
10327 Danzig Ct	0.22mi	3/2.0	1,505 (+12%)	3mo	$537,900	$357	67
10335 Everly Ln	0.27mi	3/2.0	1,505 (+12%)	0mo	$544,900	$362	67
10310 Danzig Ct	0.22mi	3/2.0	1,505 (+12%)	3mo	$536,900	$357	67

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: -19.9%
• Equity multiple: 0.30×
• Total profit: $-90,479
• Equity at exit: $69,318

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-98,052
• Equity at exit: $40,196

Cash invested: $130,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 13 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $509,900 ($374/sqft)
• Median days on market: 55 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +3.2% vs current asking $/sqft

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

ZIP-level market 95212

• Active inventory: 205
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,822 high
• Mortgage (P&I): −$2,438
• Tax from tax record: −$627 /mo · $7,523/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $-239

Break-even live

Break-even rent $4,125

Max offer price $422,654

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-108	+0% $-239	+5% $-371	+10% $-502
Rent	-10% $-541	-5% $-390	+0% $-239	+5% $-88	+10% $63
Rate	-1.0pp $-5	-0.5pp $-121	base $-239	+0.5pp $-360	+1.0pp $-482

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: $116,225
• Closing costs: $13,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10400 Skynyrd Way Stockton, CA	3.0	2.0	1342	$4,500	$3.35	64d	1	0.04mi
10424 Skynyrd Way Stockton, CA	3.0	2.0	1509	$4,500	$2.98	73d	1	0.06mi
3461 Sina Ct Stockton, CA	3.0	2.0	1335	$3,000	$2.25	93d	1	0.15mi
4006 Angelina Ln Stockton, CA	3.0	2.5	1775	$2,750	$1.55	52d	1	0.52mi
4030 E Morada Ln Stockton, CA	2.0	1.0–2.0	1259	$2,586	$2.05	15d	32	1.16mi
4142 E Morada Ln Stockton, CA	2.0	2.0	1063	$2,314	$2.18	70d	1	1.17mi
4142 E Morada Ln Stockton, CA	2.0	2.0	1063	$2,291	$2.16	31d	1	1.17mi
9326 Lembert Dome Cir Stockton, CA	3.0	2.0	1490	$2,645	$1.78	52d	1	1.17mi

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with interior accessGarage faces front2 garage spacesSidewalks, curb and gutter along driveway
• Utilities: Solar (photovoltaics)Public waterPublic sewerPublic irrigation district
• Home design: Detached single-family residenceTract homeBuilt in 2022
• Construction: Composition roof
• Exterior features: Fenced backyard with wood fenceRegular-shaped lot

Interior

• Kitchen: Free-standing gas range and ovenMicrowaveDishwasherGarbage disposalIce makerPantry cabinetGranite countertops
• Bedrooms: 3 bedrooms (main level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathroomsTub with shower over
• Heating & cooling: Gas heatingCentral air conditioningCeiling fans
• Interior features: Great room living areaDining and family room combinedPantry cabinetGranite countersOne-level / single-story layout
• Laundry & utility: Laundry room inside the homeGas hook-up for dryer220V in laundryTankless water heater

Listing history 23 events

1. 2026-08-08
   days on market $464,900 Active 56 DOM
2. 2026-08-07
   days on market $464,900 Active 55 DOM
3. 2026-08-06
   days on market $464,900 Active 54 DOM
4. 2026-08-05
   statusdays on market $464,900 Active 53 DOM
5. 2026-06-21
   statusdays on market $464,900 Pending 52 DOM
6. 2026-06-18
   days on market $464,900 Active 51 DOM
7. 2026-06-17
   days on market $464,900 Active 50 DOM
8. 2026-06-16
   days on market $464,900 Active 49 DOM
9. 2026-06-15
   days on market $464,900 Active 48 DOM
10. 2026-06-14
    days on market $464,900 Active 46 DOM
11. 2026-06-10
    days on market $464,900 Active 43 DOM
12. 2026-06-09
    days on market $464,900 Active 42 DOM
13. 2026-06-08
    statusdays on market $464,900 Active 41 DOM
14. 2026-06-05
    status $464,900 Pending 40 DOM
15. 2026-06-03
    days on market $464,900 Active 40 DOM
16. 2026-06-03
    days on market $464,900 Active 39 DOM
17. 2026-06-01
    days on market $464,900 Active 38 DOM
18. 2026-05-31
    days on market $464,900 Active 37 DOM
19. 2022-11-21
    soldstatus $431,900 Closed 701-char remark

    Show marketing remark (702 chars)

    Quick Move-In available - under 60 days! No rear neighbors, and large backyard! This one-story home features a stylish and functional layout with three bedrooms, two bathrooms, a spacious family room and more. The chef-ready kitchen with its sparkling granite countertops, oversized wood cabinetry, full suite of stainless steel appliances and easy access to the dining room, create a functional area for preparing your family's meals. In addition, this home comes with designer-selected upgrades included at no extra cost such as luxury vinyl-plank flooring, a Wi-Fi-enabled garage door opener, programmable thermostat, included solar panels and more. CAL DRE #02064225, LGI Realty - California, Inc.

20. 2022-11-21
    soldstatus $431,900 701-char remark

    Show marketing remark (702 chars)

    Quick Move-In available - under 60 days! No rear neighbors, and large backyard! This one-story home features a stylish and functional layout with three bedrooms, two bathrooms, a spacious family room and more. The chef-ready kitchen with its sparkling granite countertops, oversized wood cabinetry, full suite of stainless steel appliances and easy access to the dining room, create a functional area for preparing your family's meals. In addition, this home comes with designer-selected upgrades included at no extra cost such as luxury vinyl-plank flooring, a Wi-Fi-enabled garage door opener, programmable thermostat, included solar panels and more. CAL DRE #02064225, LGI Realty - California, Inc.

21. 2022-09-07
    status Pending 701-char remark

    Show marketing remark (702 chars)

    Quick Move-In available - under 60 days! No rear neighbors, and large backyard! This one-story home features a stylish and functional layout with three bedrooms, two bathrooms, a spacious family room and more. The chef-ready kitchen with its sparkling granite countertops, oversized wood cabinetry, full suite of stainless steel appliances and easy access to the dining room, create a functional area for preparing your family's meals. In addition, this home comes with designer-selected upgrades included at no extra cost such as luxury vinyl-plank flooring, a Wi-Fi-enabled garage door opener, programmable thermostat, included solar panels and more. CAL DRE #02064225, LGI Realty - California, Inc.

22. 2022-07-29
    listed $506,900 Active 701-char remark

    Show marketing remark (702 chars)

    Quick Move-In available - under 60 days! No rear neighbors, and large backyard! This one-story home features a stylish and functional layout with three bedrooms, two bathrooms, a spacious family room and more. The chef-ready kitchen with its sparkling granite countertops, oversized wood cabinetry, full suite of stainless steel appliances and easy access to the dining room, create a functional area for preparing your family's meals. In addition, this home comes with designer-selected upgrades included at no extra cost such as luxury vinyl-plank flooring, a Wi-Fi-enabled garage door opener, programmable thermostat, included solar panels and more. CAL DRE #02064225, LGI Realty - California, Inc.

23. 2022-07-29
    listed $506,900 701-char remark

    Show marketing remark (702 chars)

    Quick Move-In available - under 60 days! No rear neighbors, and large backyard! This one-story home features a stylish and functional layout with three bedrooms, two bathrooms, a spacious family room and more. The chef-ready kitchen with its sparkling granite countertops, oversized wood cabinetry, full suite of stainless steel appliances and easy access to the dining room, create a functional area for preparing your family's meals. In addition, this home comes with designer-selected upgrades included at no extra cost such as luxury vinyl-plank flooring, a Wi-Fi-enabled garage door opener, programmable thermostat, included solar panels and more. CAL DRE #02064225, LGI Realty - California, Inc.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $7,523 · $627/mo
• Projected year-2 tax: $7,523 · $627/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,865
• − Mortgage interest: −$26,042
• − Property taxes: −$7,523
• − Insurance: −$2,324
• − Repairs & maintenance: −$3,669
• − Management: −$3,669
• − Depreciation: −$13,524
• Taxable loss: −$10,887
• Est. tax savings @ 24.0%: +$2,613
• After-tax cash flow: $-257/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

Good 75/100 Cosmetic rehab Est. rehab $6,710–$20,130 screening

This single-story home is in good condition with recent updates and a spacious layout. It's move-in ready with potential for further value through exterior painting and flooring upgrades.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace wooden flooring with tile — Durable, easy to clean, and adds value ↑
• Both Install smart home security system — Improves safety and adds value ↑

ⓘ 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 31/100

Zoned Schools

Elementary George Lincoln Mosher F CA #779/1,571 Nat'l #24,950/41,679 Middle Morada Middle F CA #376/498 Nat'l #11,007/14,009 High Ronald E. Mcnair High F CA #578/1,170 Nat'l #9,001/17,239

Schools (NCES district)

• District: Lodi Unified
• NCES district ID: 0622230
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $57,165
• Composite: 26.84/100
• National rank: #7108
• State rank: #325 of 517 in CA

D Composite livability gradescore 57/100

Livability — Stockton

• Score: 57/100
• State rank: #734
• US rank: #21638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, CA
• County: San Joaquin County · 796,965 people
• City population: 332,006
• Metro: Stockton, CA
• Population (ZIP): 28,437
• Household income: $111,720
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 11% of renters

---

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Asian 43% Hispanic / Latino 24% White 22% Two or more races 12% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 18% Other Asian/Pacific 10% Tagalog/Filipino 9%

---

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: ▼ -188.93%
• Current HPI: 265.3844
• Rent YoY: —
• 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

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with interior accessGarage faces front2 garage spacesSidewalks, curb and gutter along driveway
• Utilities: Solar (photovoltaics)Public waterPublic sewerPublic irrigation district
• Home design: Detached single-family residenceTract homeBuilt in 2022
• Construction: Composition roof
• Exterior features: Fenced backyard with wood fenceRegular-shaped lot

Interior

• Kitchen: Free-standing gas range and ovenMicrowaveDishwasherGarbage disposalIce makerPantry cabinetGranite countertops
• Bedrooms: 3 bedrooms (main level)
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathroomsTub with shower over
• Heating & cooling: Gas heatingCentral air conditioningCeiling fans
• Interior features: Great room living areaDining and family room combinedPantry cabinetGranite countersOne-level / single-story layout
• Laundry & utility: Laundry room inside the homeGas hook-up for dryer220V in laundryTankless water heater

Price history

-14.8% since first listed

3 events — show timeline

• 2022-11-21 Sold (MLS) $431,900 BAREIS
• 2022-09-07 Pending — BAREIS
• 2022-07-29 Listed $506,900 BAREIS

Property tax history

+37.7%/yr

Latest (2025): $7,523 · +1.9% YoY. Source: county tax records.