12344 26 Mile Rd #32 · Oakdale, CA 95361

$60,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 100 Days on market

Manufactured home Built 1974 Fair condition $62/sqft · 44% below area Est $106k · 44% 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
• Schools +4.0/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.4

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.

Key facts

• Community club house
• Community pool
• Parking

Tags

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 2.8% in 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 64/100 on livability (#412 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B; Watch: 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.
• Zoned schools: Magnolia Elementary (math 21% / reading 35%, grade F, #905 of 1,571 statewide, top 58%, 615 students, 52% FRL); Oakdale Junior High (math 19% / reading 38%, grade F, #231 of 498 statewide, top 47%, 756 students, 40% FRL); Oakdale High (math 47% / reading 67%, grade C, #234 of 1,170 statewide, top 21%, 1,644 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 280 active listings in the ZIP; solid renter incomes; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).
• This rent is only 17% of the median local income ($93k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($55k) 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.08%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (median comp): $106,500
• List price: $60,000
• Delta: -43.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12344 26 Mile Rd #11	0.09mi	2/1.5	1,200 (+25%)	1mo	$53,000	$44	68
12344 26 Mile Rd #46	0.00mi	2/2.0	1,152 (+20%)	4mo	$160,000	$139	68
12344 26 Mile Rd #35	0.05mi	2/2.0	1,040 (+8%)	32mo	$65,000	$63	60
12344 26 Mile #7	0.05mi	2/2.0	1,056 (+10%)	35mo	$100,000	$95	57
12344 26 Mile Rd #30	0.05mi	2/1.0	720 (-25%)	24mo	$69,900	$97	53
12344 26 Mile Rd #10	0.09mi	2/1.0	768 (-20%)	22mo	$59,950	$78	53
12344 26 Mile Rd #73	0.05mi	3/2.0 (+1)	1,188 (+24%)	16mo	$120,000	$101	51
12344 26 Mile Rd #1	0.09mi	2/2.0	1,152 (+20%)	24mo	$79,950	$69	47
12344 26 Mile Rd #3	0.09mi	2/2.0	800 (-17%)	24mo	$66,000	$83	47
12344 26 Mile Rd #56	0.09mi	3/2.0 (+1)	1,116 (+16%)	24mo	$130,000	$116	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 2.87×
• Total profit: $31,387
• Equity at exit: $8,946

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $80,322
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $157,000 ($174/sqft)
• Median days on market: 134 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -36.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95361

• Active inventory: 280
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $645

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 47%

Sensitivity live

Price	-10% $687	-5% $666	+0% $645	+5% $624	+10% $604
Rent	-10% $539	-5% $592	+0% $645	+5% $698	+10% $751
Rate	-1.0pp $675	-0.5pp $660	base $645	+0.5pp $630	+1.0pp $614

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

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

Exterior

• Parking: Attached covered parkingGuest parking available
• Utilities: Propane for utilitiesPublic sewerPublic water and well
• Home design: Manufactured in-park homeSingle wideBuilt in 1974
• Construction: Metal roofWood skirtingMadison manufactured home
• Exterior features: Fenced backyardClose to clubhouse

Interior

• Kitchen: Free-standing refrigeratorGas cook topLaminate countertops
• Bedrooms: 2 bedrooms (including a master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heatingCentral cooling
• Interior features: Deck attached to the living areaLaminate counters in the kitchen
• Laundry & utility: Laundry inside the homeGas hook-up for laundry220-volt outlet in laundry area

Listing history 50 events

1. 2026-08-08
   days on market $60,000 Active 100 DOM
2. 2026-08-07
   days on market $60,000 Active 99 DOM
3. 2026-08-06
   days on market $60,000 Active 98 DOM
4. 2026-08-05
   days on market $60,000 Active 97 DOM
5. 2026-08-04
   days on market $60,000 Active 96 DOM
6. 2026-08-03
   days on market $60,000 Active 95 DOM
7. 2026-07-31
   days on market $60,000 Active 92 DOM
8. 2026-07-30
   days on market $60,000 Active 91 DOM
9. 2026-07-29
   days on market $60,000 Active 90 DOM
10. 2026-07-27
    days on market $60,000 Active 88 DOM
11. 2026-07-25
    days on market $60,000 Active 86 DOM
12. 2026-07-24
    days on market $60,000 Active 85 DOM
13. 2026-07-23
    days on market $60,000 Active 84 DOM
14. 2026-07-22
    days on market $60,000 Active 83 DOM
15. 2026-07-21
    days on market $60,000 Active 82 DOM
16. 2026-07-18
    days on market $60,000 Active 79 DOM
17. 2026-07-16
    days on market $60,000 Active 77 DOM
18. 2026-07-16
    days on market $60,000 Active 76 DOM
19. 2026-07-14
    days on market $60,000 Active 75 DOM
20. 2026-07-13
    days on market $60,000 Active 74 DOM
21. 2026-07-12
    days on market $60,000 Active 73 DOM
22. 2026-07-11
    days on market $60,000 Active 72 DOM
23. 2026-07-10
    days on market $60,000 Active 71 DOM
24. 2026-07-09
    days on market $60,000 Active 70 DOM
25. 2026-07-08
    days on market $60,000 Active 69 DOM
26. 2026-07-07
    days on market $60,000 Active 68 DOM
27. 2026-07-06
    days on market $60,000 Active 67 DOM
28. 2026-07-05
    days on market $60,000 Active 66 DOM
29. 2026-07-04
    days on market $60,000 Active 65 DOM
30. 2026-07-03
    days on market $60,000 Active 64 DOM
31. 2026-07-02
    days on market $60,000 Active 63 DOM
32. 2026-07-01
    days on market $60,000 Active 62 DOM
33. 2026-06-30
    days on market $60,000 Active 61 DOM
34. 2026-06-29
    days on market $60,000 Active 60 DOM
35. 2026-06-28
    days on market $60,000 Active 59 DOM
36. 2026-06-28
    days on market $60,000 Active 58 DOM
37. 2026-06-27
    days on market $60,000 Active 57 DOM
38. 2026-06-25
    days on market $60,000 Active 55 DOM
39. 2026-06-23
    days on market $60,000 Active 53 DOM
40. 2026-06-21
    days on market $60,000 Active 52 DOM
41. 2026-06-18
    days on market $60,000 Active 49 DOM
42. 2026-06-17
    days on market $60,000 Active 48 DOM
43. 2026-06-16
    days on market $60,000 Active 47 DOM
44. 2026-06-15
    days on market $60,000 Active 46 DOM
45. 2026-06-14
    days on market $60,000 Active 44 DOM
46. 2026-06-13
    days on market $60,000 Active 43 DOM
47. 2026-06-10
    days on market $60,000 Active 41 DOM
48. 2026-06-09
    days on market $60,000 Active 40 DOM
49. 2026-06-08
    days on market $60,000 Active 39 DOM
50. 2026-06-07
    days on market $60,000 Active 38 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: $16,098
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$1,745
• Taxable income: $7,216
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,010/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This mobile home requires moderate repairs and updates, including roof and exterior siding repairs, to improve its condition and value.

Components & finishes AI

Roof metal · good

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear and potential leaks.
• Moderate exterior siding — The exterior siding is in fair condition, with some discoloration and minor damage visible.

Value-add opportunities

• Resale repair roof — A repaired roof will significantly improve the home's appearance and reduce the risk of water damage. ↑
• Resale repair exterior siding — A repaired exterior siding will improve the home's curb appeal and overall condition. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Cloverland Elementary F CA #755/1,571 Nat'l #24,299/41,679 Middle Oakdale Junior High F CA #231/498 Nat'l #9,410/14,009 High Oakdale High C CA #234/1,170 Nat'l #4,077/17,239

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

C Composite livability gradescore 64/100

Livability — Oakdale

• Score: 64/100
• State rank: #412
• US rank: #14042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stanislaus County · 579,493 people
• City population: 34,810
• Metro: Modesto, CA
• Population (ZIP): 34,810
• Household income: $92,963
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: Attached covered parkingGuest parking available
• Utilities: Propane for utilitiesPublic sewerPublic water and well
• Home design: Manufactured in-park homeSingle wideBuilt in 1974
• Construction: Metal roofWood skirtingMadison manufactured home
• Exterior features: Fenced backyardClose to clubhouse

Interior

• Kitchen: Free-standing refrigeratorGas cook topLaminate countertops
• Bedrooms: 2 bedrooms (including a master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heatingCentral cooling
• Interior features: Deck attached to the living areaLaminate counters in the kitchen
• Laundry & utility: Laundry inside the homeGas hook-up for laundry220-volt outlet in laundry area