12344 26 Mile Rd #32 · East Oakdale, CA 95361

$60,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 52 Days on market

Built 1974 $62/sqft · 63% below area

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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
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! Affordable opportunity in Oakdale's all-ages Casa De Amigos community! This 2-bedroom, 1-bath mobile home offers approximately 960 sq ft and is being sold fully furnished including a brand new stove and refrigerator, giving buyers a head start on creating their own space. This home is being sold STRICTLY AS-IS and will require repairs and updates, making it ideal for investors or buyers looking to enter homeownership at an accessible price point and build equity over time. Enjoy a unique blend of country-style living and community convenience. The home sits next to an open area where goats are often seen grazing, adding a peaceful, rural charm that's hard to find. Just minut

Key facts

• Community club house
• Community pool
• Parking

Tags

• CASA DE AMIGOS COMMUNITY
• COMMUNITY CLUB HOUSE
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Monthly land lease payment of $745
• HOA & community: No homeowners association; Land lease community (land lease applies)

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Propane for utilities; Public sewer; Public water and well
• Home design: Manufactured in-park home; Single wide; Built in 1974
• Construction: Metal roof; Wood skirting; Madison manufactured home
• Exterior features: Fenced backyard; Close to clubhouse

Interior

• Kitchen: Free-standing refrigerator; Gas cook top; Laminate countertops
• Bedrooms: 2 bedrooms (including a master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Deck attached to the living area; Laminate counters in the kitchen
• Laundry & utility: Laundry inside the home; Gas hook-up for laundry; 220-volt outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.8% vs local median 0.6% in East Oakdale — 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 56/100 on livability (#788 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Oakdale Joint Unified (suburban): math 27% / reading 45% proficiency, ranked #256 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 202 active listings in the ZIP; solid renter incomes; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.93% ✓
• Cap rate: 25.79%
• Cash-on-cash: 69.64%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (median comp): $160,000
• List price: $60,000
• Delta: -62.50%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 69.2%
• Equity multiple: 4.12×
• Total profit: $52,400
• Equity at exit: $8,946

10-year hold

• IRR: 73.2%
• Equity multiple: 8.48×
• Total profit: $125,695
• Equity at exit: $5,188

Cash invested: $16,800 (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 95361

• Active inventory: 202
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $975

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,016	-5% $996	+0% $975	+5% $954	+10% $933
Rent	-10% $836	-5% $905	+0% $975	+5% $1,044	+10% $1,114
Rate	-1.0pp $1,005	-0.5pp $990	base $975	+0.5pp $959	+1.0pp $944

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $60,000 Active 52 DOM
2. 2026-06-18
   days on market $60,000 Active 49 DOM
3. 2026-06-17
   days on market $60,000 Active 48 DOM
4. 2026-06-16
   days on market $60,000 Active 47 DOM
5. 2026-06-15
   days on market $60,000 Active 46 DOM
6. 2026-06-14
   days on market $60,000 Active 44 DOM
7. 2026-06-13
   days on market $60,000 Active 43 DOM
8. 2026-06-10
   days on market $60,000 Active 41 DOM
9. 2026-06-09
   days on market $60,000 Active 40 DOM
10. 2026-06-08
    days on market $60,000 Active 39 DOM
11. 2026-06-07
    days on market $60,000 Active 38 DOM
12. 2026-06-05
    days on market $60,000 Active 35 DOM
13. 2026-06-03
    days on market $60,000 Active 34 DOM
14. 2026-06-02
    days on market $60,000 Active 33 DOM
15. 2026-06-01
    days on market $60,000 Active 32 DOM
16. 2026-05-31
    days on market $60,000 Active 31 DOM
17. 2026-05-30
    days on market $60,000 Active 30 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,108
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$1,745
• Taxable income: $11,424
• Est. tax owed @ 24.0%: −$2,742
• After-tax cash flow: $8,958/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: Oakdale Joint Unified
• NCES district ID: 0600062
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $60,377
• Composite: 32.1/100
• National rank: #5805
• State rank: #256 of 517 in CA

Livability — East Oakdale

• Score: 56/100
• State rank: #788
• US rank: #22604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stanislaus County · 445,786 people
• City population: 35,024
• Metro: Modesto, CA
• Population (ZIP): 34,810
• Household income: $92,963
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1276.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Russian 5% Italian 4% Iranian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 1% Other Indo-European 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: ▼ -507.52%
• Current HPI: 283.0924
• Rent YoY: —
• 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