150 N Acacia · Ripon, CA 95366

$925,000

21 bd · 12.0 ba · 3,015 sqft · MultiFamily public records · 146 Days on market

Built 1917 0.28 ac lot $307/sqft · 25% below area Est $1233k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Schools +4.8/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Exceptional opportunity to own a rare 3-unit property in the heart of Ripon! Currently grossing $5,800 per month! Ideally located with the elementary and high schools directly across the street and within walking distance to downtown Ripon, this versatile property offers strong rental appeal, long-term appreciation, and an ideal setup for owner-occupancy. The property consists of a single-story single-family residence plus a duplex, totaling three units. Unit 1 is a spacious 3-bedroom, 2-bath home offering approximately 1,500 square feet of living space. This home features updated luxury vinyl plank flooring throughout the main living areas, updated ceiling fans, and a remodeled kitchen wit

Key facts

• Remodeled kitchen
• Private side yard
• Private yard space

Tags

• SINGLE STORY RESIDENCE
• REMODELED KITCHEN
• PRIVATE SIDE YARD
• OVERSIZED DETACHED GARAGE
• INDOOR LAUNDRY
• PRIVATE YARD SPACE

🏷️ Possibly a rental listed for sale. The $925,000 price doesn't fit this home's estimated sale value (~$1,233,409) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 21-bed/12.0-bath multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $864k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $669k (27.7% below list).
• Recommended offer: $669k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.1% in Ripon — 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 60/100 on livability (#579 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Ripon Unified (suburban): math 46% / reading 60% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ripona Elementary (math 24% / reading 36%, grade F, #834 of 1,571 statewide, top 54%, 480 students, 48% FRL); Ripon High (math 42% / reading 62%, grade D+, #296 of 1,170 statewide, top 27%, 998 students, 28% FRL).
• Zoned-school proficiency averages 41% at this address vs 53% district-wide (-12 pts) — the specific schools serving this property underperform the Ripon Unified average; the district grade overstates school quality for this exact location.
• Market conditions: 81 active listings in the ZIP; high-income renter base; 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 $6k of loan paydown is wiped out by about $28k 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

• It's been on market 146 days — a 12% lower offer ($814k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 37655% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $278k; list at $925k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $668,600 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $1,233,409
• List price: $925,000
• Delta: -25.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-172,172
• Equity at exit: $137,921

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-179,643
• Equity at exit: $79,977

Cash invested: $259,000 (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 95366

• Active inventory: 81
• Price-to-rent: 32.4×

Monthly cashflow live

• Estimated rent: $6,686 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$390 /mo · $4,677/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,404
• Net cashflow: $-344

Break-even live

Break-even rent $7,121

Max offer price $864,224

Occupancy floor —

Sensitivity live

Price	-10% $180	-5% $-82	+0% $-344	+5% $-606	+10% $-868
Rent	-10% $-872	-5% $-608	+0% $-344	+5% $-80	+10% $184
Rate	-1.0pp $122	-0.5pp $-109	base $-344	+0.5pp $-584	+1.0pp $-828

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$2,377
▸ 2× units	2	1	$4,310
Total (3 units)			$6,686

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   statusdays on market $925,000 Pending 146 DOM
2. 2026-06-14
   days on market $925,000 Active 145 DOM
3. 2026-06-13
   days on market $925,000 Active 144 DOM
4. 2026-06-10
   days on market $925,000 Active 142 DOM
5. 2026-06-09
   days on market $925,000 Active 141 DOM
6. 2026-06-08
   days on market $925,000 Active 140 DOM
7. 2026-06-07
   days on market $925,000 Active 139 DOM
8. 2026-06-05
   days on market $925,000 Active 136 DOM
9. 2026-06-03
   days on market $925,000 Active 135 DOM
10. 2026-06-03
    days on market $925,000 Active 134 DOM
11. 2026-06-01
    days on market $925,000 Active 133 DOM
12. 2026-05-31
    days on market $925,000 Active 132 DOM
13. 2026-01-05
    historical $2,450
14. 2025-11-20
    listed $2,450
15. 2025-04-11
    historical $1,750
16. 2025-03-19
    listed $1,750
17. 2022-12-20
    historical
18. 2001-12-11
    soldstatus $278,000

ⓘ 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: $4,677 · $390/mo
• Projected year-2 tax: $7,030 · $586/mo
• Expected delta: +$2,353/yr (+$196/mo · 50.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,232
• − Mortgage interest: −$51,814
• − Property taxes: −$4,677
• − Insurance: −$4,625
• − Repairs & maintenance: −$6,419
• − Management: −$6,419
• − Depreciation: −$26,909
• Taxable loss: −$20,631
• Est. tax savings @ 24.0%: +$4,951
• After-tax cash flow: $823/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: Ripon Unified
• NCES district ID: 0632880
• Math proficiency: 46% ▼ -5.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $75,364
• Composite: 47.64/100
• National rank: #2249
• State rank: #106 of 517 in CA

Livability — Ripon

• Score: 60/100
• State rank: #579
• US rank: #18838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ripon, CA
• County: San Joaquin County · 729,570 people
• City population: 18,954
• Metro: Stockton, CA
• Population (ZIP): 18,954
• Household income: $112,097
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 511.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 8% Russian 5% Lithuanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 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: ▼ -160.97%
• Current HPI: 288.2777
• Rent YoY: —
• 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

-99.1% since first listed

6 events — show timeline

• 2026-01-05 Rental Removed $2,450 APPFOLIO
• 2025-11-20 Listed for Rent $2,450 APPFOLIO
• 2025-04-11 Rental Removed $1,750 APPFOLIO
• 2025-03-19 Listed for Rent $1,750 APPFOLIO
• 2022-12-20 Rental Removed — RENT.
• 2001-12-11 Sold (Public Records) $278,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $4,677 · +1.6% YoY. Source: county tax records.