900 Old Stockton #124 · Oakdale, CA 95361

$109,949

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 119 Days on market

Manufactured home Built 1978 Good condition $88/sqft · 21% below area Est $140k · 21% 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 +3.8/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.5

Listing remarks

Charming and well maintained 3 bedroom, 2 bath home offering 1,248 sq ft in a welcoming all-age park. While the interior retains its original character, the home has been exceptionally cared for and is move-in ready. Upgrades completed in 2024 include a new HVAC system, water heater, dual-pane windows, oven, hood, and refrigerator. Enjoy a unique outdoor touch with a functional koi pond, creating a peaceful space to relax. A great opportunity for buyers to bring their own style while benefiting from key updates already in place. This park also has it's own private access to the Stanislaus River for those who like to hike, fish and enjoy the outdoors.

Key facts

• Functional koi pond
• Dual-pane windows
• Water heater

Tags

• NEW HVAC SYSTEM
• WATER HEATER
• DUAL-PANE WINDOWS
• FUNCTIONAL KOI POND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 $760 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($100k) 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 $100,053 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.39%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $140,000
• List price: $109,949
• Delta: -21.46%
• Verdict: UNDERPRICED
• Comps: 9 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 Rd #104	0.00mi	3/2.0	1,213 (-3%)	10mo	$135,000	$111	87
900 Old Stockton Rd #511	0.00mi	3/2.0	1,167 (-6%)	4mo	$197,000	$169	86
900 Old Stockton Rd #211	0.03mi	3/2.0	1,394 (+12%)	4mo	$180,000	$129	76
900 Old Stockton #506 Rd #506	0.03mi	2/2.0 (-1)	1,107 (-11%)	7mo	$140,000	$126	69
900 Old Stockton Rd #553	0.00mi	3/2.0	1,392 (+12%)	19mo	$229,000	$165	65
900 Old Stockton Rd #525	0.08mi	2/2.0 (-1)	1,344 (+8%)	24mo	$164,000	$122	59
2505 Jackson Ave #160	0.55mi	2/2.0 (-1)	1,368 (+10%)	18mo	$95,000	$69	38

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: 13.9%
• Equity multiple: 1.56×
• Total profit: $17,158
• Equity at exit: $16,394

10-year hold

• IRR: 22.7%
• Equity multiple: 2.95×
• Total profit: $60,044
• Equity at exit: $9,506

Cash invested: $30,786 (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: $89,900 ($82/sqft)
• Median days on market: 17 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +37.0% 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,649/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $549

Break-even live

Break-even rent $962

Max offer price $109,949

Occupancy floor 62%

Sensitivity live

Price	-10% $625	-5% $587	+0% $549	+5% $511	+10% $473
Rent	-10% $418	-5% $483	+0% $549	+5% $614	+10% $680
Rate	-1.0pp $604	-0.5pp $577	base $549	+0.5pp $520	+1.0pp $491

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: $27,487
• Closing costs: $3,298
• 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	0.18mi
861 Cloverland Way Oakdale, CA	3.0	2.0	1322	$2,150	$1.63	63d	1	0.27mi
405 N 1st Ave Oakdale, CA	3.0	2.0	1500	$2,250	$1.50	63d	1	0.46mi
730 Walnut St Oakdale, CA	3.0	2.0	1392	$2,500	$1.80	63d	1	0.56mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	70d	3	0.73mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	63d	3	0.73mi
313 S 2nd Ave Oakdale, CA	2.0	1.0	800	$1,500	$1.88	63d	1	0.91mi
325 W H St Oakdale, CA	2.0	1.0	700	$1,475	$2.11	93d	1	0.96mi
425 S 3rd Ave Unit A Oakdale, CA	3.0	1.0	1027	$1,600	$1.56	63d	1	1.00mi
1253 Caballero St Unit 1253 Oakdale, CA	3.0	2.5	1300	$2,300	$1.77	63d	1	1.14mi
150 S Wood Ave Unit 214W Oakdale, CA	2.0	1.0	981	$1,703	$1.74	93d	1	1.23mi
150 S Wood Ave Unit 117W Oakdale, CA	2.0	1.0	981	$1,732	$1.77	93d	1	1.23mi

Property features AI

Finance

• Other: Located in Stanislaus County, Oakdale (ZIP 95361)
• HOA & community: No homeowners associationNot a senior communityLand lease: No (listed land lease amount present but property indicates no land lease)

Exterior

• Parking: Attached parking
• Utilities: Public waterPublic sewer220 volts available in laundry
• Home design: Manufactured home in parkDouble-wideBuilt in 1978Aluminum skirting
• Construction: Composition roofWestwind make (manufacturer)
• Exterior features: Storage areaShed(s)Other storage structure(s)Irregular-shaped lot

Interior

• Kitchen: Hood over rangeDishwasherLaminate countertops
• Bedrooms: 3 bedrooms
• Flooring: CarpetLinoleum
• Bathrooms: 2 full bathroomsTub with shower overShower stall(s)
• Heating & cooling: Central heatingCentral cooling
• Interior features: Dining and living room combinedLiving room with other/unspecified featuresLaminate counters in kitchenStorage area inside
• Laundry & utility: Washer and dryer includedLaundry located inside, in the kitchen area220V outlet in laundry

Listing history 50 events

1. 2026-08-08
   days on market $109,949 Active 119 DOM
2. 2026-08-07
   days on market $109,949 Active 118 DOM
3. 2026-08-06
   days on market $109,949 Active 117 DOM
4. 2026-08-05
   days on market $109,949 Active 116 DOM
5. 2026-08-04
   days on market $109,949 Active 115 DOM
6. 2026-08-03
   days on market $109,949 Active 114 DOM
7. 2026-07-31
   days on market $109,949 Active 111 DOM
8. 2026-07-30
   days on market $109,949 Active 110 DOM
9. 2026-07-29
   days on market $109,949 Active 109 DOM
10. 2026-07-27
    days on market $109,949 Active 107 DOM
11. 2026-07-25
    days on market $109,949 Active 105 DOM
12. 2026-07-24
    days on market $109,949 Active 104 DOM
13. 2026-07-23
    days on market $109,949 Active 103 DOM
14. 2026-07-22
    days on market $109,949 Active 102 DOM
15. 2026-07-21
    days on market $109,949 Active 101 DOM
16. 2026-07-18
    days on market $109,949 Active 98 DOM
17. 2026-07-16
    days on market $109,949 Active 96 DOM
18. 2026-07-16
    days on market $109,949 Active 95 DOM
19. 2026-07-14
    days on market $109,949 Active 94 DOM
20. 2026-07-13
    days on market $109,949 Active 93 DOM
21. 2026-07-12
    days on market $109,949 Active 92 DOM
22. 2026-07-11
    days on market $109,949 Active 91 DOM
23. 2026-07-10
    days on market $109,949 Active 90 DOM
24. 2026-07-09
    days on market $109,949 Active 89 DOM
25. 2026-07-08
    days on market $109,949 Active 88 DOM
26. 2026-07-07
    days on market $109,949 Active 87 DOM
27. 2026-07-06
    days on market $109,949 Active 86 DOM
28. 2026-07-05
    days on market $109,949 Active 85 DOM
29. 2026-07-04
    days on market $109,949 Active 84 DOM
30. 2026-07-03
    days on market $109,949 Active 83 DOM
31. 2026-07-02
    days on market $109,949 Active 82 DOM
32. 2026-07-01
    days on market $109,949 Active 81 DOM
33. 2026-06-30
    days on market $109,949 Active 80 DOM
34. 2026-06-29
    days on market $109,949 Active 79 DOM
35. 2026-06-28
    days on market $109,949 Active 78 DOM
36. 2026-06-28
    days on market $109,949 Active 77 DOM
37. 2026-06-27
    days on market $109,949 Active 76 DOM
38. 2026-06-25
    days on market $109,949 Active 74 DOM
39. 2026-06-23
    days on market $109,949 Active 72 DOM
40. 2026-06-21
    days on market $109,949 Active 71 DOM
41. 2026-06-18
    days on market $109,949 Active 68 DOM
42. 2026-06-17
    days on market $109,949 Active 67 DOM
43. 2026-06-16
    days on market $109,949 Active 66 DOM
44. 2026-06-15
    days on market $109,949 Active 65 DOM
45. 2026-06-14
    days on market $109,949 Active 63 DOM
46. 2026-06-13
    days on market $109,949 Active 62 DOM
47. 2026-06-10
    pricedays on market $109,949 Active 60 DOM
48. 2026-06-09
    days on market $114,949 Active 59 DOM
49. 2026-06-08
    days on market $114,949 Active 58 DOM
50. 2026-06-07
    days on market $114,949 Active 57 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: $19,877
• − Mortgage interest: −$6,159
• − Property taxes: −$1,649
• − Insurance: −$550
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$3,199
• Taxable income: $5,140
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $5,351/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This manufactured home is in good condition with recent updates, but minor repairs and maintenance are needed to enhance its resale and rental value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof material or condition visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC type or condition visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No window material or condition visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel or condition visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing fixtures or condition visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior siding or condition visible

Repairs flagged

• Minor Kitchen cabinets — Dated appearance and need for updating.
• Minor Bathroom fixtures — Simple and dated appearance.
• Minor Exterior paint — Some wear visible, could benefit from touch-up.

Value-add opportunities

• Resale Modernize kitchen with new cabinets and countertops — Freshens up the kitchen and adds value for potential buyers. ↑
• Resale Upgrade bathroom fixtures and tiling — Enhances the bathroom's appearance and functionality. ↑
• Both Paint exterior and landscaping — Improves curb appeal and adds value for both resale and rental. ↑

ⓘ 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 Stanislaus County, Oakdale (ZIP 95361)
• HOA & community: No homeowners associationNot a senior communityLand lease: No (listed land lease amount present but property indicates no land lease)

Exterior

• Parking: Attached parking
• Utilities: Public waterPublic sewer220 volts available in laundry
• Home design: Manufactured home in parkDouble-wideBuilt in 1978Aluminum skirting
• Construction: Composition roofWestwind make (manufacturer)
• Exterior features: Storage areaShed(s)Other storage structure(s)Irregular-shaped lot

Interior

• Kitchen: Hood over rangeDishwasherLaminate countertops
• Bedrooms: 3 bedrooms
• Flooring: CarpetLinoleum
• Bathrooms: 2 full bathroomsTub with shower overShower stall(s)
• Heating & cooling: Central heatingCentral cooling
• Interior features: Dining and living room combinedLiving room with other/unspecified featuresLaminate counters in kitchenStorage area inside
• Laundry & utility: Washer and dryer includedLaundry located inside, in the kitchen area220V outlet in laundry