2621 Prescott Rd #229 · Modesto, CA 95350

$119,900

2 bd · 2.0 ba · 1,020 sqft · Manufactured · 10 Days on market

Built 1972

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW!!! Absolutely STUNNING Updated Mobile Home! BEAUTIFUL Remodeled Kitchen opens seamlessly to the Light & Bright Livingroom. New dual pane windows throughout, new flooring, Lovely Updated bathrooms, Truly A Must See!!! Located in the Senior 55+ Friendly Village Mobile Home Park. This double wide is situated on a corner space lot with nice relaxing backyard area to enjoy morning coffee or afternoon tea. Hurry Before This One is Gone!

Key facts

• Updated mobile home
• Corner space lot
• Remodeled kitchen

Tags

• UPDATED MOBILE HOME
• REMODELED KITCHEN
• NEW DUAL PANE WINDOWS
• NEW FLOORING
• UPDATED BATHROOMS
• CORNER SPACE LOT

Property features AI

Finance

• Other: Located in Modesto, CA (2621 Prescott Rd #229) in Friendly Village mobile home park; Land lease: No
• HOA & community: No homeowners association; Senior community (55+)

Exterior

• Parking: 3 parking spaces; No garage (carport awning present)
• Utilities: Public water; Sewer: other; Cable and internet available; Individual electric meter and individual gas meter; 220-volt circuits in kitchen and laundry
• Home design: Manufactured in-park home (double wide); Updated/remodeled; Guerdon make; Aluminum skirting; Composition roof; Year built: 1972
• Construction: Aluminum skirting; Composition roof; Manufactured double-wide construction
• Exterior features: Backyard with garden, front yard, and fenced yard; Automatic sprinkler system (front and rear)

Interior

• Kitchen: Island with slab and stone counters; Pantry cabinet and pantry closet; Built-in electric oven, electric cooktop, hood over range; Dishwasher, disposal, and plumbing for ice maker
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Low-flow shower(s), low-flow toilet(s), tile surfaces, and shower stall(s)
• Heating & cooling: Central heating (electric) and central cooling; Ceiling fans
• Interior features: Accessible approach with ramp, accessible doors, accessible full bath, and accessible kitchen; Energy-efficient appliances, lighting, cooling, and windows; Dual-pane windows with caulking/sealing; Covered patio and covered deck with porch steps and porch ramp; Porch awnings, carport awning, and patio awning; Pets allowed
• Laundry & utility: Washer and dryer included; Laundry closet located in kitchen; Electric hookup for laundry (220 volts available)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 13.4% 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+.
• Stanislaus Union Elementary (urban): math 24% / reading 35% proficiency, ranked #344 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 161 active listings in the ZIP; 29 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).
• This rent runs 31% of the median local income ($76k/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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $119,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.62% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $75,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 Prescott Rd #229	0.00mi	2/2.0	1,020 (0%)	20mo	$60,000	$59	83
2621 Prescott Rd #186	0.07mi	2/2.0	1,056 (+4%)	10mo	$66,000	$63	83
2621 Prescott Rd #205	0.00mi	2/2.0	1,054 (+3%)	14mo	$80,000	$76	83
2621 Prescott Rd #188	0.05mi	2/1.0	1,056 (+4%)	7mo	$70,000	$66	82
2621 Prescott Rd #37	0.00mi	2/2.0	1,164 (+14%)	1mo	$70,500	$61	76
2621 Prescott Rd #163	0.07mi	2/2.0	1,120 (+10%)	10mo	$119,000	$106	72
2621 Prescott Rd #29	0.00mi	2/2.0	1,152 (+13%)	8mo	$85,000	$74	71
3201 Broadmore Ln	0.36mi	3/2.0 (+1)	1,120 (+10%)	20mo	$285,000	$254	45
3044 Celebrity Ln	0.28mi	3/2.0 (+1)	1,150 (+13%)	23mo	$345,000	$300	42

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: 18.0%
• Equity multiple: 1.72×
• Total profit: $24,184
• Equity at exit: $17,877

10-year hold

• IRR: 25.9%
• Equity multiple: 3.18×
• Total profit: $73,288
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $707

Break-even live

Break-even rent $1,049

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Chrysler Dr Modesto, CA	2.0	1.0	850	$1,695	$1.99	13d	1	0.14mi
2140 Palisade Ave #4 Modesto, CA	2.0	1.0	924	$1,850	$2.00	13d	1	0.21mi
2112 Eicher Ave Modesto, CA	2.0	1.0	1100	$1,995	$1.81	13d	1	0.31mi
1808 W Rumble Rd Modesto, CA	2.0	2.0	1000	$1,800	$1.80	13d	1	0.46mi
2531 W Rumble Rd Unit 16 Modesto, CA	2.0	2.0	891	$1,795	$2.01	13d	1	0.50mi
2531 W Rumble Rd Unit 13 Modesto, CA	2.0	2.0	887	$1,825	$2.06	13d	1	0.50mi
1712 Applegate Dr Modesto, CA	3.0	2.0	1120	$2,595	$2.32	13d	1	0.53mi
2600 W Rumble Rd Unit 20 Modesto, CA	1.0	1.0	700	$1,600	$2.29	13d	1	0.55mi
2404 Strivens Ave Modesto, CA	3.0	1.0	1200	$2,498	$2.08	13d	1	0.64mi
2821 Lou Ann Dr Modesto, CA	2.0	1.5–2.0	1035	$2,150	$2.08	11d	3	0.73mi
1713 Randazzo Ave Unit 1713 Modesto, CA	2.0	2.0	960	$1,895	$1.97	13d	1	0.75mi
3501 Shawnee Dr Modesto, CA	1.0	1.0	859	$1,550	$1.80	21d	1	0.75mi
3500 Shawnee Dr Modesto, CA	2.0	2.0	1100	$2,100	$1.91	13d	1	0.76mi
3601 Prescott Rd Modesto, CA	1.0–2.0	1.0–2.0	798	$2,075	$2.60	11d	1	0.78mi
3200 Hahn Dr Modesto, CA	2.0–3.0	2.0–2.5	1262	$2,317	$1.84	3d	5	0.80mi
1809 La Corunna Pl Modesto, CA	2.0	3.0	1300	$2,100	$1.62	13d	1	0.82mi
2900 W Rumble Rd Modesto, CA	2.0	2.0	936	$1,795	$1.92	10d	1	0.84mi
2020 Cheyenne Way Modesto, CA	1.0–2.0	1.0–2.0	783	$1,825	$2.33	3d	2	0.85mi
2213 Camborne Dr Unit 1 Modesto, CA	2.0	2.0	1220	$2,395	$1.96	23d	1	0.85mi
2800 Braden Ave Modesto, CA	1.0–2.0	1.0–2.0	779	$1,960	$2.52	2d	9	0.89mi
1712 Carver Rd Modesto, CA	1.0–2.0	1.0	704	$1,825	$2.59	13d	4	0.96mi
3600 Dale Rd Modesto, CA	2.0	1.0	935	$2,100	$2.25	11d	1	1.16mi
3600 Dale Rd Unit 1 Modesto, CA	2.0	1.5	935	$2,100	$2.25	3d	1	1.16mi
1701 Linwood Dr Modesto, CA	3.0	2.0	1499	$2,050	$1.37	13d	1	1.16mi
3401 Tully Rd Modesto, CA	2.0	2.0	1024	$2,095	$2.05	13d	2	1.22mi
3820 Gareth Ln Apt C Modesto, CA	2.0	2.0	1100	$1,895	$1.72	13d	1	1.36mi
1506 W Orangeburg Ave Unit 1506 Modesto, CA	2.0	1.0	780	$1,600	$2.05	13d	1	1.41mi
3445 Colonial Dr Modesto, CA	1.0–2.0	1.0	918	$2,295	$2.50	13d	10	1.41mi
3905 Dale Rd Unit B Modesto, CA	2.0	2.0	1020	$1,750	$1.72	3d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $119,900 Active 10 DOM
2. 2026-06-17
   days on market $119,900 Active 9 DOM
3. 2026-06-16
   days on market $119,900 Active 8 DOM
4. 2026-06-15
   days on market $119,900 Active 7 DOM
5. 2026-06-14
   days on market $119,900 Active 5 DOM
6. 2026-06-13
   days on market $119,900 Active 4 DOM
7. 2026-06-10
   days on market $119,900 Active 2 DOM
8. 2026-06-09
   remarks 440-char remark
9. 2026-06-09
   listed $119,900 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 5/10 Major
• 🌡 Heat 6/10 Major 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: $23,328
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$3,488
• Taxable income: $6,993
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $6,808/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: Stanislaus Union Elementary
• NCES district ID: 0637950
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $53,731
• Composite: 26.11/100
• National rank: #7286
• State rank: #344 of 517 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