4900 N Hwy. 99 #169 · Morada, CA 95212

$89,900

3 bd · 2.0 ba · 1,392 sqft · Manufactured · 22 Days on market

Built 1973 Good condition Est $110k · 18% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home upgraded in Stockton Verde, an All-Age family Park Located in Stockton Verde Mobile Home Park refrigerator Front loading washer and Dryer are included. Home has been upgraded with sheetrock in all rooms except bathrooms/laundry Kitchen offers updated marble countertops Kitchen and laundry room flooring-tile and New laminate flooring Central Heat/Air Two sheds will also transfer with the home

Key facts

• Tile flooring
• Central heat air
• Two sheds

Tags

• UPGRADED IN STOCKTON VERDE
• UPDATED MARBLE COUNTERTOPS
• TILE FLOORING
• NEW LAMINATE FLOORING
• CENTRAL HEAT AIR
• TWO SHEDS

Property features AI

Finance

• Financial info: Land lease amount listed as $861
• HOA & community: No homeowners association; Not a senior community; Land lease: No

Exterior

• Parking: Off-street covered parking
• Utilities: Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured home in park; Double wide; Built in 1973; Royal Embassy (make) by Gueron (manufacturer)
• Construction: Aluminum skirting
• Exterior features: Composition roof; Other lot features

Interior

• Kitchen: Free standing gas range; Gas cooktop
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Great room living area; Kitchen and family room combined; Marble kitchen countertops; Pets allowed
• Laundry & utility: Inside laundry area; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.2% vs local median 2.7% in Morada — 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 (#596 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: 160 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.82% ✓
• Cap rate: 34.21%
• Cash-on-cash: 99.72%
• DSCR: 5.44
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $109,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5100 N Hwy 99 #159	0.00mi	3/2.0	1,440 (+3%)	2mo	$100,000	$69	93
5100 N Highway 99 #194	0.00mi	3/2.0	1,344 (-3%)	3mo	$129,900	$97	92
4900 N Highway 99 #106	0.00mi	4/2.0 (+1)	1,400 (+1%)	7mo	$145,000	$104	88
4900 N Hwy 99 #65	0.00mi	3/2.0	1,440 (+3%)	8mo	$94,000	$65	87
5100 N Highway 99 #172	0.00mi	3/2.0	1,440 (+3%)	18mo	$50,000	$35	79
4900 N Highway 99 #185	0.00mi	2/2.0 (-1)	1,440 (+3%)	16mo	$55,000	$38	76
5100 N Highway 99 #8	0.00mi	3/2.0	1,560 (+12%)	8mo	$130,000	$83	73
5100 N Hwy 99 #182	0.00mi	3/2.0	1,560 (+12%)	10mo	$164,000	$105	72
9454 N Highway 99 #20	0.06mi	2/2.0 (-1)	1,296 (-7%)	13mo	$80,000	$62	70
5100 N Highway 99 #103	0.00mi	3/2.0	1,584 (+14%)	17mo	$125,000	$79	63
4900 N Highway 99 #197	0.00mi	2/3.0 (-1)	1,536 (+10%)	14mo	$145,000	$94	62
10780 N N Hwy 99 #6	0.06mi	2/2.0 (-1)	1,200 (-14%)	12mo	$85,000	$71	59

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: —
• Equity multiple: 5.72×
• Total profit: $118,713
• Equity at exit: $13,404

10-year hold

• IRR: —
• Equity multiple: 11.93×
• Total profit: $275,138
• Equity at exit: $7,773

Cash invested: $25,172 (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 95212

• Active inventory: 160
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,434 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $2,092

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 34%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3461 Sina Ct Stockton, CA	3.0	2.0	1335	$3,000	$2.25	43d	1	0.80mi
4006 Angelina Ln Stockton, CA	3.0	2.5	1775	$2,750	$1.55	2d	1	0.86mi
10424 Skynyrd Way Stockton, CA	3.0	2.0	1509	$4,500	$2.98	23d	1	0.93mi
10400 Skynyrd Way Stockton, CA	3.0	2.0	1342	$4,500	$3.35	14d	1	0.94mi
4142 E Morada Ln Stockton, CA	2.0	2.0	1063	$2,314	$2.18	21d	1	1.34mi
4030 E Morada Ln Stockton, CA	2.0	1.0–2.0	811	$2,340	$2.88	2d	26	1.39mi
9326 Lembert Dome Cir Stockton, CA	3.0	2.0	1490	$2,645	$1.78	2d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 22 DOM
2. 2026-06-17
   days on market $89,900 Active 21 DOM
3. 2026-06-16
   days on market $89,900 Active 20 DOM
4. 2026-06-15
   days on market $89,900 Active 19 DOM
5. 2026-06-14
   days on market $89,900 Active 17 DOM
6. 2026-06-10
   days on market $89,900 Active 14 DOM
7. 2026-06-09
   days on market $89,900 Active 13 DOM
8. 2026-06-08
   days on market $89,900 Active 12 DOM
9. 2026-06-07
   days on market $89,900 Active 11 DOM
10. 2026-06-05
    days on market $89,900 Active 8 DOM
11. 2026-06-03
    days on market $89,900 Active 7 DOM
12. 2026-06-03
    days on market $89,900 Active 6 DOM
13. 2026-06-01
    days on market $89,900 Active 5 DOM
14. 2026-05-31
    days on market $89,900 Active 4 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 27 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,212
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$3,297
• − Management: −$3,297
• − Depreciation: −$2,615
• Taxable income: $25,169
• Est. tax owed @ 24.0%: −$6,040
• After-tax cash flow: $19,061/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 in Stockton Verde Mobile Home Park has been upgraded with new laminate flooring and marble countertops. It is in good condition and ready for a fresh coat of paint and updated countertops to further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing
• Both Replace tile flooring with hardwood or laminate — Hardwood or laminate flooring is more durable and adds value
• Both Replace laminate flooring with hardwood — Hardwood flooring is more durable and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Both Replace tile flooring with hardwood or laminate — Hardwood or laminate flooring is more durable and adds value ↑
• Both Replace laminate flooring with hardwood — Hardwood flooring is more durable and adds value ↑

ⓘ 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 — Morada

• Score: 60/100
• State rank: #596
• US rank: #19273

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: Morada, CA
• County: San Joaquin County · 729,570 people
• Metro: Stockton, CA
• Population (ZIP): 28,437
• Household income: $111,720
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 414.0

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 0.70)
• Race & ethnicity: Asian 43% Hispanic / Latino 24% White 22% Two or more races 12% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 18% Other Asian/Pacific 10% Tagalog/Filipino 9%

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: ▼ -188.93%
• Current HPI: 265.3844
• 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