2621 Prescott Rd #40 · Modesto, CA 95350

$89,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 94 Days on market

Built 1973 Good condition 3,000 sqft lot Est $120k · 25% 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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your next chapter. Located in a sought-after 55+ community in Modesto, this home offers the lifestyle you've been waiting for low maintenance, peaceful surroundings, and built-in amenities that make every day feel like a retreat. Spend your mornings enjoying coffee in a quiet neighborhood, your afternoons by the community pool, and your evenings sharpening your short game on the putting green just steps from home. This is the kind of living that's simple, social, and stress-free. Inside, you'll find a comfortable and functional layout designed for easy living, whether you're hosting family or enjoying a quiet night in. With close proximity to shopping, dining, and medical facilit

Key facts

• Community pool
• Putting green
• Quiet neighborhood

Tags

• COMMUNITY POOL
• PUTTING GREEN
• QUIET NEIGHBORHOOD
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING

Property features AI

Finance

• Financial info: Monthly land lease: $810; No land lease (listing indicates both No and amount — $810 listed as Land Lease Amount)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking
• Utilities: 220 volts in kitchen; Public sewer; Public water
• Home design: Manufactured home in park; Double wide; Built in 1973
• Construction: Metal roof; Skirting: aluminum and wood; Make: Golden West
• Exterior features: Storage area; Storage shed(s)

Interior

• Kitchen: Hood over range; Dishwasher; Double oven; Electric cooktop
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Double sinks; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Porch; Great room living area; Breakfast area in kitchen; Dining and family room combination
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).
• This rent runs 33% 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 $622 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 + 2.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($82k) 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 $81,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1973 — 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. 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?
6. 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?
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: 2.28% ✓
• Cap rate: 19.66%
• Cash-on-cash: 47.74%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $119,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 Prescott Rd #127	0.00mi	2/2.0	1,440 (0%)	6mo	$84,000	$58	95
2621 Prescott Road Space 224 #224	0.09mi	2/2.0	1,440 (0%)	3mo	$122,300	$85	93
2621 Prescott Rd Unit 249a	0.09mi	2/2.0	1,440 (0%)	6mo	$100,000	$69	91
2621 Prescott Rd #151	0.00mi	2/2.0	1,512 (+5%)	2mo	$125,000	$83	90
2621 Prescott Rd #106	0.00mi	2/2.0	1,344 (-7%)	1mo	$71,500	$53	88
2621 Prescott Rd #87	0.00mi	3/2.0 (+1)	1,512 (+5%)	5mo	$130,000	$86	83
2621 Prescott Rd #262	0.11mi	2/2.0	1,344 (-7%)	2mo	$69,000	$51	82
2621 Prescott Rd #53	0.05mi	3/2.0 (+1)	1,530 (+6%)	4mo	$105,000	$69	79
2621 Prescott Rd #17	0.05mi	3/2.0 (+1)	1,573 (+9%)	2mo	$118,000	$75	76
2129 Viking Ln	0.36mi	2/2.0	1,344 (-7%)	2mo	$205,000	$153	70
2113 Barrington Ln	0.40mi	3/2.0 (+1)	1,620 (+12%)	1mo	$300,000	$185	54
2124 Key West Ln	0.41mi	3/2.0 (+1)	1,620 (+12%)	1mo	$337,000	$208	54

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: 44.3%
• Equity multiple: 2.90×
• Total profit: $47,759
• Equity at exit: $13,419

10-year hold

• IRR: 49.9%
• Equity multiple: 5.67×
• Total profit: $117,707
• Equity at exit: $7,781

Cash invested: $25,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,003

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 46%

Sensitivity live

Price	-10% $1,065	-5% $1,034	+0% $1,003	+5% $971	+10% $940
Rent	-10% $840	-5% $921	+0% $1,003	+5% $1,084	+10% $1,165
Rate	-1.0pp $1,048	-0.5pp $1,025	base $1,003	+0.5pp $979	+1.0pp $955

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2140 Palisade Ave #4 Modesto, CA	2.0	1.0	924	$1,850	$2.00	14d	1	0.20mi
2112 Eicher Ave Modesto, CA	2.0	1.0	1100	$1,995	$1.81	14d	1	0.32mi
2531 W Rumble Rd Unit 16 Modesto, CA	2.0	2.0	891	$1,795	$2.01	14d	1	0.44mi
2531 W Rumble Rd Unit 13 Modesto, CA	2.0	2.0	887	$1,825	$2.06	14d	1	0.44mi
1808 W Rumble Rd Modesto, CA	2.0	2.0	1000	$1,800	$1.80	14d	1	0.52mi
1712 Applegate Dr Modesto, CA	3.0	2.0	1120	$2,595	$2.32	14d	1	0.58mi
2404 Strivens Ave Modesto, CA	3.0	1.0	1200	$2,498	$2.08	14d	1	0.59mi
2821 Lou Ann Dr Modesto, CA	2.0	1.5–2.0	1035	$2,150	$2.08	11d	3	0.68mi
3200 Hahn Dr Modesto, CA	2.0–3.0	2.0–2.5	1262	$2,317	$1.84	4d	5	0.75mi
1713 Randazzo Ave Unit 1713 Modesto, CA	2.0	2.0	960	$1,895	$1.97	14d	1	0.77mi
2900 W Rumble Rd Modesto, CA	2.0	2.0	936	$1,795	$1.92	11d	1	0.79mi
3601 Prescott Rd Modesto, CA	1.0–2.0	1.0–2.0	798	$2,075	$2.60	11d	1	0.79mi
3500 Shawnee Dr Modesto, CA	2.0	2.0	1100	$2,100	$1.91	14d	1	0.79mi
1809 La Corunna Pl Modesto, CA	2.0	3.0	1300	$2,100	$1.62	14d	1	0.84mi
2800 Braden Ave Modesto, CA	1.0–2.0	1.0–2.0	779	$1,960	$2.52	3d	9	0.84mi
2213 Camborne Dr Unit 1 Modesto, CA	2.0	2.0	1220	$2,395	$1.96	24d	1	0.84mi
2020 Cheyenne Way Modesto, CA	1.0–2.0	1.0–2.0	783	$1,825	$2.33	4d	2	0.85mi
3600 Dale Rd Modesto, CA	2.0	1.0	935	$2,100	$2.25	11d	1	1.12mi
3600 Dale Rd Unit 1 Modesto, CA	2.0	1.5	935	$2,100	$2.25	4d	1	1.12mi
3904 Breda Ct Modesto, CA	3.0	2.0	1680	$2,400	$1.43	21d	1	1.16mi
1701 Linwood Dr Modesto, CA	3.0	2.0	1499	$2,050	$1.37	14d	1	1.21mi
3401 Tully Rd Modesto, CA	2.0	2.0	1024	$2,095	$2.05	14d	2	1.26mi
2704 Snyder Ave Modesto, CA	3.0	2.0	1806	$2,495	$1.38	11d	1	1.27mi
3820 Gareth Ln Apt C Modesto, CA	2.0	2.0	1100	$1,895	$1.72	14d	1	1.32mi
3620 Historic Ct Modesto, CA	3.0	2.0	1569	$2,800	$1.78	11d	1	1.37mi
3905 Dale Rd Unit B Modesto, CA	2.0	2.0	1020	$1,750	$1.72	4d	1	1.45mi
3445 Colonial Dr Modesto, CA	1.0–2.0	1.0	918	$2,295	$2.50	14d	10	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $89,999 Active 94 DOM
2. 2026-06-17
   days on market $89,999 Active 93 DOM
3. 2026-06-16
   days on market $89,999 Active 92 DOM
4. 2026-06-15
   days on market $89,999 Active 91 DOM
5. 2026-06-14
   days on market $89,999 Active 89 DOM
6. 2026-06-13
   days on market $89,999 Active 88 DOM
7. 2026-06-10
   days on market $89,999 Active 86 DOM
8. 2026-06-09
   days on market $89,999 Active 85 DOM
9. 2026-06-08
   days on market $89,999 Active 84 DOM
10. 2026-06-07
    days on market $89,999 Active 83 DOM
11. 2026-06-03
    days on market $89,999 Active 79 DOM
12. 2026-06-02
    days on market $89,999 Active 78 DOM
13. 2026-06-01
    days on market $89,999 Active 77 DOM
14. 2026-05-31
    days on market $89,999 Active 76 DOM
15. 2026-05-30
    days on market $89,999 Active 75 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: $24,676
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$2,618
• Taxable income: $11,268
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $9,326/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

This manufactured home is in good condition with a good exterior and interior. It's a great investment opportunity with minimal repairs needed and high potential for value increase.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and adds value.
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and adds value. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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