2621 Prescott #92 · Modesto, CA 95350

$119,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 71 Days on market

Built 2017 Good condition Est $82k · 46% 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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in this beautifully updated 3-bedroom, 2-bath modern home located in a desirable senior community designed for comfort, convenience, and lifestyle. Thoughtfully maintained and stylishly refreshed, this spacious residence offers the perfect blend of modern finishes and low-maintenance living.

Key facts

• 2 parking spots
• Built 2017
• Listed 71 days

Property features AI

Finance

• Other: Property is in a park with a listed land lease amount (if applicable to buyer)
• HOA & community: No homeowners association; Located in a senior community; Land lease: No (land lease amount listed separately)

Exterior

• Parking: Assigned parking; Attached parking; Guest parking available
• Utilities: Public sewer; Public water via water district; Internet available; 220-volt outlet in laundry
• Home design: Manufactured home (double wide) located in a park; Original condition; Built in 2017
• Construction: Composition roof; Manufactured construction (HCD)
• Exterior features: Carport awning and porch awning; Storage area and shed(s); Backyard; Close to clubhouse

Interior

• Kitchen: Free-standing gas range; Dishwasher; Microwave; Disposal; Pantry closet; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; Low-flow showers and toilets; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans and central air conditioning; Central heating; Dual-pane windows with Low-E glass; Covered deck/porch with railings and porch steps; Open beam ceiling and vaulted/cathedral living area; Pantry closet in kitchen; Laminate countertops; Space for dining in the kitchen; Unfurnished; Pets allowed
• Laundry & utility: Washer and dryer included, located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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); 164 active listings in the ZIP; 29 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 34% 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 $823 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.45%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $81,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 Prescott Rd #37	0.10mi	2/2.0 (-1)	1,164 (-3%)	1mo	$70,500	$61	85
2621 Prescott Rd #187	0.10mi	3/2.0	1,248 (+4%)	7mo	$125,000	$100	83
2621 Prescott Rd #29	0.10mi	2/2.0 (-1)	1,152 (-4%)	8mo	$85,000	$74	77
2621 Prescott Rd #115	0.10mi	2/2.0 (-1)	1,248 (+4%)	10mo	$85,000	$68	76
2621 Prescott Rd #163	0.08mi	2/2.0 (-1)	1,120 (-7%)	10mo	$119,000	$106	72
2621 Prescott Rd #262	0.08mi	2/2.0 (-1)	1,344 (+12%)	2mo	$69,000	$51	70
2621 Prescott Rd #106	0.15mi	2/2.0 (-1)	1,344 (+12%)	1mo	$71,500	$53	68
2125 Festival Ln	0.20mi	3/2.0	1,344 (+12%)	9mo	$285,000	$212	63
2621 Prescott Rd #128	0.14mi	2/2.0 (-1)	1,344 (+12%)	10mo	$60,000	$45	60
2129 Viking Ln	0.29mi	2/2.0 (-1)	1,344 (+12%)	2mo	$205,000	$153	60
2621 Prescott #111	0.14mi	2/2.0 (-1)	1,368 (+14%)	6mo	$60,000	$44	60
2621 Prescott Rd #188	0.14mi	2/1.0 (-1)	1,056 (-12%)	7mo	$70,000	$66	58

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: 24.3%
• Equity multiple: 1.99×
• Total profit: $33,023
• Equity at exit: $17,743

10-year hold

• IRR: 31.6%
• Equity multiple: 3.76×
• Total profit: $91,841
• Equity at exit: $10,289

Cash invested: $33,320 (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: 164
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $846

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 55%

Sensitivity live

Price	-10% $928	-5% $887	+0% $846	+5% $804	+10% $763
Rent	-10% $679	-5% $762	+0% $846	+5% $929	+10% $1,012
Rate	-1.0pp $906	-0.5pp $876	base $846	+0.5pp $815	+1.0pp $783

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: $29,750
• Closing costs: $3,570
• 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	14d	1	0.22mi
2140 Palisade Ave #4 Modesto, CA	2.0	1.0	924	$1,850	$2.00	14d	1	0.30mi
2112 Eicher Ave Modesto, CA	2.0	1.0	1100	$1,995	$1.81	14d	1	0.38mi
1808 W Rumble Rd Modesto, CA	2.0	2.0	1000	$1,800	$1.80	14d	1	0.40mi
1712 Applegate Dr Modesto, CA	3.0	2.0	1120	$2,595	$2.32	14d	1	0.47mi
2531 W Rumble Rd Unit 16 Modesto, CA	2.0	2.0	891	$1,795	$2.01	14d	1	0.53mi
2531 W Rumble Rd Unit 13 Modesto, CA	2.0	2.0	887	$1,825	$2.06	14d	1	0.53mi
3500 Shawnee Dr Modesto, CA	2.0	2.0	1100	$2,100	$1.91	14d	1	0.68mi
3601 Prescott Rd Modesto, CA	1.0–2.0	1.0–2.0	798	$2,075	$2.60	12d	1	0.71mi
2404 Strivens Ave Modesto, CA	3.0	1.0	1200	$2,498	$2.08	14d	1	0.72mi
1809 La Corunna Pl Modesto, CA	2.0	3.0	1300	$2,100	$1.62	14d	1	0.73mi
2020 Cheyenne Way Modesto, CA	1.0–2.0	1.0–2.0	783	$1,825	$2.33	4d	2	0.77mi
2821 Lou Ann Dr Modesto, CA	2.0	1.5–2.0	1035	$2,150	$2.08	12d	3	0.78mi
2213 Camborne Dr Unit 1 Modesto, CA	2.0	2.0	1220	$2,395	$1.96	24d	1	0.78mi
1713 Randazzo Ave Unit 1713 Modesto, CA	2.0	2.0	960	$1,895	$1.97	14d	1	0.80mi
3200 Hahn Dr Modesto, CA	2.0–3.0	2.0–2.5	1262	$2,631	$2.08	4d	5	0.81mi
2900 W Rumble Rd Modesto, CA	2.0	2.0	936	$1,795	$1.92	11d	1	0.89mi
2800 Braden Ave Modesto, CA	1.0–2.0	1.0–2.0	779	$1,960	$2.52	3d	9	0.90mi
1712 Carver Rd Modesto, CA	1.0–2.0	1.0	704	$1,825	$2.59	14d	4	0.98mi
3401 Tully Rd Modesto, CA	2.0	2.0	1024	$2,095	$2.05	14d	2	1.14mi
3600 Dale Rd Unit 1 Modesto, CA	2.0	1.5	935	$2,100	$2.25	4d	1	1.16mi
3600 Dale Rd Modesto, CA	2.0	1.0	935	$2,100	$2.25	12d	1	1.16mi
1701 Linwood Dr Modesto, CA	3.0	2.0	1499	$2,050	$1.37	14d	1	1.17mi
3445 Colonial Dr Modesto, CA	1.0–2.0	1.0	918	$2,295	$2.50	14d	10	1.33mi
3820 Gareth Ln Apt C Modesto, CA	2.0	2.0	1100	$1,895	$1.72	14d	1	1.35mi
3701 Colonial Dr #154 Modesto, CA	2.0	1.5	978	$1,950	$1.99	14d	1	1.43mi
1506 W Orangeburg Ave Unit 1506 Modesto, CA	2.0	1.0	780	$1,600	$2.05	14d	1	1.44mi
3905 Dale Rd Unit B Modesto, CA	2.0	2.0	1020	$1,750	$1.72	4d	1	1.47mi
1010 Bowen Ave Modesto, CA	2.0	1.0	940	$1,750	$1.86	14d	1	1.47mi

Listing history 14 events

1. 2026-06-17
   status $119,000 Pending 71 DOM
2. 2026-06-16
   days on market $119,000 Active 71 DOM
3. 2026-06-15
   days on market $119,000 Active 70 DOM
4. 2026-06-14
   days on market $119,000 Active 68 DOM
5. 2026-06-13
   days on market $119,000 Active 67 DOM
6. 2026-06-10
   days on market $119,000 Active 65 DOM
7. 2026-06-09
   days on market $119,000 Active 64 DOM
8. 2026-06-08
   days on market $119,000 Active 63 DOM
9. 2026-06-07
   days on market $119,000 Active 62 DOM
10. 2026-06-03
    days on market $119,000 Active 58 DOM
11. 2026-06-02
    days on market $119,000 Active 57 DOM
12. 2026-06-01
    days on market $119,000 Active 56 DOM
13. 2026-05-31
    days on market $119,000 Active 55 DOM
14. 2026-05-30
    pricedays on market $119,000 Active 54 DOM

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

Taxation est. · year 1

• Rental income: $25,336
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$3,462
• Taxable income: $8,775
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $8,041/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is in good condition with fresh updates, making it a great investment for both resale and rental.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace carpet — New carpet would improve comfort and appearance
• Both Update flooring in kitchen and bathrooms — Modern flooring would enhance the home's aesthetic and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace carpet — New carpet would improve comfort and appearance ↑
• Both Update flooring in kitchen and bathrooms — Modern flooring would enhance the home's aesthetic and value ↑

ⓘ 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