9334 Fox Creek Dr · Stockton, CA 95210

$525,000

12 bd · 8.0 ba · 2,236 sqft · MultiFamily public records · 10 Days on market

Built 1980 6,213 sqft lot

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Why this score? — see what drove the D+ 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Rent growth +4.3/5.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Rare North Stockton duplex 9334 & 9336 Fox Creek Drive is your next smart investment opportunity. Each unit offers 3 bedrooms, 2 full baths, and 1,118 sq ft of living space, for a total of 2,236 sq ft. Built in 1980, the property features attached 2-car garages, private backyards, and separate entrances for true tenant independence. Both units are occupied month-to-month at below-market rents; comparable units on the same street rent for $2,500/month, offering immediate upside to $5,000/month in gross rent. Sitting on a 6,132 sq ft lot, the stucco exterior and Spanish tile roof keep maintenance costs to a minimum. Current ownership has averaged just $1,500/year in maintenance since 2018, a truly passive-friendly asset. Located in Wagner Heights, North Stockton, with quick access to Hwy 99, Lodi Unified schools, parks, and shopping. Don't miss this turnkey income property with clear value-add rental upside in a stable North Stockton neighborhood.** 1,240 characters.** Under the limit with room to spare. Comparable sale 9419 & 9421 Fox Creek Dr. Sold in 3 days on the MLS and closed on 4-16-26 for $ 565,000,00. Here is a great opportunity for a buyer to live in one unit and rent out the other to pay some of the expenses.

Key facts

• Separate entrances
• Private backyards
• 6,213 sq ft lot

Tags

• NORTH STOCKTON DUPLEX
• PRIVATE BACKYARDS
• SEPARATE ENTRANCES
• TURNKEY INCOME PROPERTY
• QUICK ACCESS TO HWY 99

Property features AI

Finance

• Other: Primary meters for electric, gas, and water noted; City transfer tax applies
• Financial info: Annual rental income: $34,200; Annual gross income: $34,200; Gross scheduled income: $34,200; Gross rent multiplier: 15.35; Total expenses: $10,069; Tenant pays gas utilities; Trash expense: $916; Utility expenses: $3,216; Landscape expense: $1,200; Unit 1 rent: $1,450; Unit 2 rent: $1,400

Exterior

• Parking: Attached garage; On-street parking
• Security: Other security features (see remarks)
• Utilities: Primary electric, gas, and water meters; Sewer in street
• Home design: Duplex (2 units) in one building; Single-story; Individual ownership
• Construction: Wood frame construction; Concrete perimeter and slab foundation; Built as one building
• Exterior features: Tile roof; Fenced yard; Low-maintenance landscaping; Regular lot; R2 zoning; Security features (see remarks)

Interior

• Kitchen: 220V outlet; Electric cooktop; Formica countertops; Exhaust fan; Garbage disposal
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Carpet; Vinyl/linoleum
• Bathrooms: Unit 1: 2 full bathrooms; Unit 2: 2 full bathrooms
• Heating & cooling: Central forced air heating (gas); Central forced air cooling; Ceiling fan
• Interior features: Additional room (see remarks); Washer and dryer included; Carpet and vinyl/linoleum flooring
• Laundry & utility: Washer and dryer; Individual electric meters; Individual gas meters; Individual water meter

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive. Per door: $275/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $459k (12.5% below list).
• Recommended offer: $459k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.6% in Stockton — 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 57/100 on livability (#734 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A, amenities A-; Watch: employment C-, schools D-, crime 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: Rents rising fast (+7.1%/yr); 102 active listings in the ZIP; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• At $4,592/mo this rent would consume 81% of the median local household income ($68k/yr) (locally 1817% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $440k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $459,200 (12.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.09% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-30,613
• Equity at exit: $78,279

10-year hold

• IRR: 8.1%
• Equity multiple: 1.72×
• Total profit: $105,232
• Equity at exit: $45,392

Cash invested: $147,000 (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 95210

• Rents YoY: 7.1%
• Active inventory: 102
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $4,592 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $550

Break-even live

Break-even rent $3,895

Max offer price $525,000

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,592
Total (2 units)			$4,592

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $525,000 Active 10 DOM
2. 2026-06-17
   days on market $525,000 Active 9 DOM
3. 2026-06-16
   days on market $525,000 Active 8 DOM
4. 2026-06-15
   days on market $525,000 Active 7 DOM
5. 2026-06-14
   days on market $525,000 Active 5 DOM
6. 2026-06-10
   days on market $525,000 Active 2 DOM
7. 2026-06-09
   remarks 695-char remark
8. 2026-06-09
   listed $525,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,265 · $105/mo
• Projected year-2 tax: $3,990 · $332/mo
• Expected delta: +$2,725/yr (+$227/mo · 215.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 30 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,104
• − Mortgage interest: −$29,408
• − Property taxes: −$1,265
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,408
• − Management: −$4,408
• − Depreciation: −$15,273
• Taxable loss: −$2,283
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $7,153/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: 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 — Stockton

• Score: 57/100
• State rank: #734
• US rank: #21638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, CA
• County: San Joaquin County · 729,570 people
• City population: 332,006
• Metro: Stockton, CA
• Population (ZIP): 41,549
• Household income: $67,991
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1817.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 38% Asian 31% Two or more races 21% White 13% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Russian 1%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 25% Other Asian/Pacific 12% Other Indo-European 6%

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: ▼ -283.31%
• Current HPI: 349.495
• Rent YoY: ▲ 7.09%
• Metro: Stockton, 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

Price history

+480.1% since first listed

8 events — show timeline

• 2026-06-08 Listed $525,000 MLSListings
• 2026-06-08 Listed $525,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-10-02 Sold (Public Records) $440,000 Public Records
• 1996-06-24 Sold (Public Records) $83,000 Public Records
• 1996-06-24 Sold (Public Records) $83,000 Public Records
• 1992-09-18 Sold (Public Records) $125,000 Public Records
• 1992-09-18 Sold (Public Records) $125,000 Public Records
• 1988-03-25 Sold (Public Records) $90,500 Public Records

Property tax history

-7.8%/yr

Latest (2025): $1,265 · +1.9% YoY. Source: county tax records.