19250 N Woodbridge #13 · Woodbridge, CA 95258

$99,900

2 bd · 1.5 ba · 768 sqft · Manufactured · 108 Days on market

Built 1967 Good condition $130/sqft · 6% below area Est $106k · 6% under

---

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 +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to live in a quiet, well-maintained park! This beautifully updated home has been remodeled with permits and shows wonderfully. Conveniently located near The Woodbridge Village Center for shopping and dining, and just minutes from Woodbridge Golf Club. The home features 2 bedrooms and a dedicated laundry room. Washer and dryer are included (no warranty or value), as well as the refrigerator. Don't miss this move-in ready opportunitycome see it for yourself!

Key facts

• Built 1967
• Listed 108 days

Tags

• REMODELED WITH PERMITS
• DEDICATED LAUNDRY ROOM
• MOVE-IN READY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#810 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Lodi Unified (urban): math 24% / reading 36% proficiency, ranked #325 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Joaquin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1967 — 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 F-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. 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: 2.75% ✓
• Cap rate: 24.10%
• Cash-on-cash: 63.58%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (median comp): $106,388
• List price: $99,900
• Delta: -6.10%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.6%
• Equity multiple: 3.80×
• Total profit: $78,250
• Equity at exit: $14,895

10-year hold

• IRR: 67.1%
• Equity multiple: 7.79×
• Total profit: $189,858
• Equity at exit: $8,638

Cash invested: $27,972 (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 95258

• Home prices YoY: -21.2%
• Active inventory: 11
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,482

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,551	-5% $1,517	+0% $1,482	+5% $1,448	+10% $1,413
Rent	-10% $1,265	-5% $1,373	+0% $1,482	+5% $1,591	+10% $1,699
Rate	-1.0pp $1,532	-0.5pp $1,508	base $1,482	+0.5pp $1,456	+1.0pp $1,430

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1279 Woodhaven Ln Unit 201 Lodi, CA	1.0	1.0	850	$2,750	$3.24	45d	1	1.22mi

Listing history 15 events

1. 2026-06-21
   days on market $99,900 Active 108 DOM
2. 2026-06-18
   days on market $99,900 Active 105 DOM
3. 2026-06-17
   days on market $99,900 Active 104 DOM
4. 2026-06-16
   days on market $99,900 Active 103 DOM
5. 2026-06-15
   days on market $99,900 Active 102 DOM
6. 2026-06-14
   days on market $99,900 Active 100 DOM
7. 2026-06-10
   days on market $99,900 Active 97 DOM
8. 2026-06-09
   days on market $99,900 Active 96 DOM
9. 2026-06-08
   days on market $99,900 Active 95 DOM
10. 2026-06-07
    days on market $99,900 Active 94 DOM
11. 2026-06-05
    days on market $99,900 Active 91 DOM
12. 2026-06-03
    days on market $99,900 Active 90 DOM
13. 2026-06-03
    days on market $99,900 Active 89 DOM
14. 2026-06-01
    days on market $99,900 Active 88 DOM
15. 2026-05-31
    days on market $99,900 Active 87 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: $33,000
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$2,906
• Taxable income: $17,220
• Est. tax owed @ 24.0%: −$4,133
• After-tax cash flow: $13,653/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 well-maintained mobile home is move-in ready with a good condition score and minimal repairs needed. It offers a good opportunity for investors looking to make some cosmetic updates to increase its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace countertops — Modern countertops can improve the kitchen's functionality and aesthetics
• Both Install new flooring in bathrooms — New flooring can make the bathrooms more appealing and functional

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace countertops — Modern countertops can improve the kitchen's functionality and aesthetics ↑
• Both Install new flooring in bathrooms — New flooring can make the bathrooms more appealing and functional ↑

ⓘ 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: Lodi Unified
• NCES district ID: 0622230
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $57,165
• Composite: 26.84/100
• National rank: #7108
• State rank: #325 of 517 in CA

Livability — Woodbridge

• Score: 56/100
• State rank: #810
• US rank: #22875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbridge, CA
• City population: 3,868
• Population (ZIP): 3,868

Population outlook (San Joaquin County) Hauer SSP2

• Today (2025): 796,965 people
• By 2030: 828,849 · +4.0%
• By 2040: 885,611 · +11.1%
• By 2050: 929,798 · +16.7%
• By 2075: 994,578 · +24.8%
• By 2100: 971,291 · +21.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 20% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 6% Italian 3% Subsaharan African 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Asian/Pacific 1%

Political lean MEDSL · San Joaquin

• 2024 margin: Toss-up / Even · D 48.0% · R 48.9% · Other 3.0%
• 2008→2024 swing: -11.6pp toward R · 2008: 10.7pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+13.9 2016: D+12.9 2012: D+8.9 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.06%
• Current HPI: 316.1185
• Rent YoY: —
• Metro: —
• 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