328 N 3rd Ave · Oakdale, CA 95361

$210,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 11 Days on market

Built 2000 5,001 sqft lot $144/sqft · 48% below area Est $403k · 48% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the charming rural community of Oakdale, this inviting 3 bedroom, 2 bath, 1456 square foot home offers comfort, space, & opportunity. Built in 2000, the home features a bright & airy living room with vaulted ceilings that create an open, welcoming feel. A versatile den provides flexible space for a home office, reading room, or additional living area. he kitchen opens to a dining area with a cozy breakfast bar, perfect for casual meals & gatherings. A dedicated laundry room adds everyday convenience. The second & third bedrooms are nicely sized & offer ample closet space. The primary suite features a walk-in closet & a spacious Ensuite with an o

Key facts

• Versatile den
• Oversized sunken tub
• Walk-in closet

Tags

• BRIGHT LIVING ROOM
• VERSATILE DEN
• DEDICATED LAUNDRY ROOM
• WALK-IN CLOSET
• OVERSIZED SUNKEN TUB
• GOOD SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 9.1% vs local median 2.7% 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.
• Market conditions: 199 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $210,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $402,775
• List price: $210,000
• Delta: -47.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 E C St	0.37mi	3/2.0	1,434 (-2%)	2mo	$417,000	$291	78
1087 E A St	0.59mi	3/2.0	1,482 (+2%)	2mo	$460,000	$310	68
358 Lambuth Ave	0.42mi	3/2.0	1,580 (+8%)	1mo	$490,000	$310	66
892 River Bluff Dr	0.68mi	3/2.0	1,448 (-0%)	3mo	$555,000	$383	65
770 E E St	0.36mi	3/2.0	1,608 (+10%)	2mo	$455,000	$283	64
941 E E St	0.53mi	3/2.0	1,375 (-6%)	3mo	$395,000	$287	63
1320 Walnut	0.73mi	3/1.5	1,440 (-1%)	3mo	$500,000	$347	59
2812 Hightail Rd	0.44mi	3/2.5	1,637 (+12%)	0mo	$510,286	$312	57
2800 Hightail Rd	0.44mi	3/2.5	1,637 (+12%)	1mo	$518,238	$317	56
1213 E A	0.67mi	3/2.0	1,349 (-7%)	1mo	$449,000	$333	56
748 Melva Ave	0.64mi	4/2.0 (+1)	1,584 (+9%)	2mo	$489,888	$309	49
332 Hinkley Ave	0.73mi	2/1.0 (-1)	1,316 (-10%)	0mo	$280,000	$213	40

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,972
• Equity at exit: $31,312

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $37,132
• Equity at exit: $18,157

Cash invested: $58,800 (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: 199
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $489

Break-even live

Break-even rent $1,568

Max offer price $210,000

Occupancy floor 73%

Sensitivity live

Price	-10% $608	-5% $549	+0% $489	+5% $430	+10% $370
Rent	-10% $316	-5% $403	+0% $489	+5% $576	+10% $662
Rate	-1.0pp $595	-0.5pp $543	base $489	+0.5pp $435	+1.0pp $379

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 N 1st Ave Oakdale, CA	3.0	2.0	1500	$2,250	$1.50	14d	1	0.10mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	22d	3	0.28mi
333 Poplar St Oakdale, CA	2.0	1.0–1.5	877	$1,575	$1.79	14d	3	0.28mi
730 Walnut St Oakdale, CA	3.0	2.0	1392	$2,500	$1.80	14d	1	0.38mi
243 Meadowlark Ln Oakdale, CA	2.0	1.5	932	$2,227	$2.39	14d	1	0.40mi
425 S 3rd Ave Unit A Oakdale, CA	3.0	1.0	1027	$1,600	$1.56	14d	1	0.54mi
861 Cloverland Way Oakdale, CA	3.0	2.0	1322	$2,150	$1.63	14d	1	0.64mi
1253 Caballero St Unit 1253 Oakdale, CA	3.0	2.5	1300	$2,300	$1.77	14d	1	0.85mi
150 S Wood Ave Unit 214W Oakdale, CA	2.0	1.0	981	$1,703	$1.74	44d	1	0.86mi
150 S Wood Ave Unit 117W Oakdale, CA	2.0	1.0	981	$1,732	$1.77	44d	1	0.86mi
1349 Table Mountain Dr Oakdale, CA	2.0	2.0	1520	$2,250	$1.48	14d	1	0.93mi
30 Willowood Dr Oakdale, CA	1.0–3.0	2.0	1331	$2,470	$1.86	14d	3	1.40mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $598 · $50/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$998/yr (+$83/mo · 167.0%)

ⓘ 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 7/10 Severe
• 🌡 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 34 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,244
• − Mortgage interest: −$11,763
• − Property taxes: −$598
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$6,109
• Taxable income: $2,525
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $5,264/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 — 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

• Census place: Oakdale, CA
• County: Stanislaus County · 445,786 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: 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

Property tax history

+1.8%/yr

Latest (2025): $598 · +5.7% YoY. Source: county tax records.