1459 Standiford #92 · Modesto, CA 95350

$185,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured · 23 Days on market

Built 2007 Est $164k · 13% 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
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful mobile is well cared for and nestled in the heart of Modesto. Close to shopping and a short drive to medical facilities. This 55 and over community allows for a quiet and peaceful living environment. New HVAC installed 1/26. Fresh interior paint. Master bedroom is spacious with a walk in closet. 2 additional bedrooms with lots of storage. Flooring replaced in 2018. A MUST SEE!

Key facts

• Lots of storage
• Flooring replaced
• New hvac

Tags

• NEW HVAC
• FRESH INTERIOR PAINT
• WALK IN CLOSET
• LOTS OF STORAGE
• FLOORING REPLACED

Property features AI

Finance

• Financial info: Land lease amount listed but property marked as not land-lease
• HOA & community: No homeowners association; Located in a senior community; Not a land-lease property

Exterior

• Parking: No garage; Boat storage available
• Utilities: Natural gas connected; 220V outlet in kitchen; Public water; Public sewer
• Home design: Manufactured home (double wide) located in a park; Built in 2007
• Construction: Composition roof; Manufactured home by Skyline Homes
• Exterior features: Patio awning; Covered and uncovered patios; Porch with steps; Fenced yard; Landscaped areas; On-site storage structure

Interior

• Kitchen: Kitchen island; Free-standing gas oven; Free-standing refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms, including a master bedroom
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Bathrooms feature double sinks, tub with shower over, and separate shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral/vaulted living area with skylight(s); Dual-pane windows with window coverings; Porch steps and covered and uncovered patio areas; Patio awning; Fenced yard; Storage structure on property; Pets allowed (limits on number and size)
• Laundry & utility: Indoor laundry room with gas hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

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 ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.2% in Modesto — 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 63/100 on livability (#451 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities C-, schools D+, health & safety D+.
• Sylvan Union Elementary (urban): math 44% / reading 52% proficiency, ranked #457 of 1,400 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 161 active listings in the ZIP; 7 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).
• At $2,977/mo this rent would consume 47% of the median local household income ($76k/yr) (locally 2163% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 2.2% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $163,944
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1459 Standiford Ave #73	0.00mi	3/2.0	1,768 (-1%)	20mo	$135,000	$76	82
1459 Standiford Ave #20	0.00mi	3/2.0	1,768 (-1%)	23mo	$149,000	$84	80
1459 Standiford Ave #46	0.01mi	3/2.0	1,735 (-3%)	20mo	$160,000	$92	78
1459 Standiford Ave #57	0.00mi	3/2.0	1,620 (-9%)	18mo	$205,000	$127	69
1459 Standiford Ave #96	0.01mi	3/2.0	1,920 (+8%)	24mo	$217,000	$113	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 · 2.25% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.70×
• Total profit: $36,190
• Equity at exit: $27,584

10-year hold

• IRR: 25.4%
• Equity multiple: 3.14×
• Total profit: $110,700
• Equity at exit: $15,995

Cash invested: $51,800 (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 95350

• Rents YoY: 2.2%
• Active inventory: 161
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,977 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,073

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 59%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3830 Carver Rd Modesto, CA	4.0	3.0	2077	$2,950	$1.42	23d	1	0.41mi
4021 Rancho Mesa Ct Modesto, CA	3.0	3.0	2373	$6,150	$2.59	13d	1	0.50mi
1809 La Corunna Pl Modesto, CA	2.0	3.0	1300	$2,100	$1.62	13d	1	0.55mi
3904 Breda Ct Modesto, CA	3.0	2.0	1680	$2,400	$1.43	21d	1	0.59mi
1601 Innovation Way Modesto, CA	4.0	3.0	1944	$3,100	$1.59	13d	1	0.74mi
204 Emerson Ave Unit A Modesto, CA	3.0	1.0	1252	$2,150	$1.72	23d	1	1.47mi
1701 Linwood Dr Modesto, CA	3.0	2.0	1499	$2,050	$1.37	13d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 23 DOM
2. 2026-06-17
   days on market $185,000 Active 22 DOM
3. 2026-06-16
   days on market $185,000 Active 21 DOM
4. 2026-06-15
   days on market $185,000 Active 20 DOM
5. 2026-06-14
   days on market $185,000 Active 18 DOM
6. 2026-06-13
   days on market $185,000 Active 17 DOM
7. 2026-06-10
   days on market $185,000 Active 15 DOM
8. 2026-06-09
   days on market $185,000 Active 14 DOM
9. 2026-06-08
   days on market $185,000 Active 13 DOM
10. 2026-06-07
    days on market $185,000 Active 12 DOM
11. 2026-06-05
    days on market $185,000 Active 9 DOM
12. 2026-06-03
    days on market $185,000 Active 8 DOM
13. 2026-06-02
    days on market $185,000 Active 7 DOM
14. 2026-06-01
    days on market $185,000 Active 6 DOM
15. 2026-05-31
    days on market $185,000 Active 5 DOM
16. 2026-05-30
    days on market $185,000 Active 4 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 1/10 Low
• 🌡 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 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,722
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,858
• − Management: −$2,858
• − Depreciation: −$5,382
• Taxable income: $10,562
• Est. tax owed @ 24.0%: −$2,535
• After-tax cash flow: $10,344/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: Sylvan Union Elementary
• NCES district ID: 0638670
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $61,181
• Composite: 44.28/100
• National rank: #6167
• State rank: #457 of 1400 in CA

Livability — Modesto

• Score: 63/100
• State rank: #451
• US rank: #15229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Modesto, CA
• County: Stanislaus County · 445,786 people
• City population: 225,261
• Metro: Modesto, CA
• Population (ZIP): 57,136
• Household income: $75,621
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2163.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Hispanic / Latino 39% Two or more races 19% Asian 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 3% Slovak 2% Portuguese 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Other Indo-European 3% Other Asian/Pacific 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: ▼ -555.05%
• Current HPI: 307.9532
• Rent YoY: ▲ 2.25%
• 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