1925 Diamond Head Dr · Modesto, CA 95355

$89,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 6 Days on market

Built 1975 Good condition Est $87k · at est.

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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 +6.4/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Move In Ready Home in the Lovely Homewood Village Senior 55+ Gated Mobile Home Park. This beautiful home features an open kitchen, living room, dining room, family room and a added room that could be an office or a place to enjoy as a hobby room with access to the backyard patio, also included are 2 sheds with electricity. Come check out this home and make it yours

Key facts

• Added room
• Backyard patio
• Living room

Tags

• OPEN KITCHEN
• LIVING ROOM
• DINING ROOM
• FAMILY ROOM
• ADDED ROOM
• BACKYARD PATIO

Property features AI

Finance

• Other: Land lease: no (land lease amount listed separately)
• HOA & community: No association; Located in a senior community (Homewood Village Mobile Home Park)

Exterior

• Parking: Covered parking
• Utilities: Public water; Sewer: other; Cable available; 220 volts in laundry
• Home design: Manufactured in park (double wide); Updated / remodeled; Built in 1975; Golden West / Villa West model
• Construction: Vinyl skirting; Composition roof; Manufactured home construction
• Exterior features: Carport awning and porch awning; Fenced yard; Automatic sprinkler system (front and rear); Shed(s) on property

Interior

• Kitchen: Gas cooking (built-in oven, cook top, built-in range); Hood over range; Dishwasher; Pantry storage; Ceramic counters; Garbage disposal
• Bedrooms: 2 bedrooms (possible 3)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with tub and separate shower stall(s)
• Heating & cooling: Central heating (gas); Central cooling
• Interior features: Built-in gas oven, gas cook top and built-in gas range; Dishwasher and garbage disposal; Hood over range; Pantry cabinet and pantry closet; Ceramic countertops; Dual-pane partial windows with screens; Carpeted covered patio
• Laundry & utility: Inside laundry room with hookups only; Gas water heater; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 20.0% vs local median 3.2% in Modesto — 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 63/100 on livability (#451 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities C-, schools D+, health & safety D+.
• Sylvan Union Elementary (urban): math 44% / reading 52% proficiency, ranked #457 of 1,400 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 226 active listings in the ZIP; 9 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 $615 of loan paydown is wiped out by about $3k 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 + 1.3% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $89,000

Questions for the listing agent

1. Built in 1975 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.32% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.92%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $86,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3908 Waimea Ln	0.10mi	2/2.0	1,248 (-4%)	8mo	$57,000	$46	83
3816 Moana Way	0.24mi	2/2.0	1,344 (+4%)	1mo	$77,000	$57	82
3908 Moana Way	0.19mi	2/2.0	1,248 (-4%)	5mo	$65,000	$52	81
3933 Lahaina Ln	0.04mi	2/2.0	1,344 (+4%)	14mo	$55,000	$41	81
3833 Surfside Dr	0.15mi	2/2.0	1,400 (+8%)	1mo	$99,900	$71	79
3904 Surfside Dr #73	0.14mi	2/2.0	1,344 (+4%)	15mo	$112,000	$83	75
3905 Pali Pl #107	0.10mi	2/2.0	1,440 (+11%)	6mo	$90,000	$63	72
3913 Lahaina Ln	0.08mi	2/2.0	1,440 (+11%)	9mo	$65,000	$45	70
3820 Surfside Dr #140	0.22mi	2/2.0	1,400 (+8%)	9mo	$105,000	$75	69
3817 Moana Way	0.22mi	2/2.0	1,152 (-11%)	7mo	$77,500	$67	65
3808 Maui Ter	0.23mi	2/2.0	1,440 (+11%)	12mo	$100,000	$69	60
3821 Moana Way	0.22mi	2/2.0	1,440 (+11%)	14mo	$120,215	$83	60

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 2.88×
• Total profit: $46,803
• Equity at exit: $13,270

10-year hold

• IRR: 49.7%
• Equity multiple: 5.43×
• Total profit: $110,276
• Equity at exit: $7,695

Cash invested: $24,920 (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 95355

• Rents YoY: 1.3%
• Active inventory: 226
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,016

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,077	-5% $1,047	+0% $1,016	+5% $985	+10% $954
Rent	-10% $853	-5% $934	+0% $1,016	+5% $1,098	+10% $1,179
Rate	-1.0pp $1,061	-0.5pp $1,039	base $1,016	+0.5pp $993	+1.0pp $969

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3904 Monteview Dr Unit 1 Modesto, CA	3.0	2.0	1100	$1,995	$1.81	22d	1	0.68mi
1305 Sylvan Meadows Dr Unit C Modesto, CA	2.0	1.5	1037	$2,150	$2.07	15d	1	0.75mi
3400 Coffee Rd Modesto, CA	2.0	2.0	951	$1,945	$2.05	22d	1	0.88mi
939 Claremont Ct Modesto, CA	3.0	2.5	1406	$2,100	$1.49	15d	1	1.00mi
2912 Niabell Pl Modesto, CA	3.0	2.0	1470	$2,700	$1.84	15d	1	1.11mi
1339 E Rumble Rd Modesto, CA	2.0	1.0	1150	$1,800	$1.57	15d	1	1.12mi
3509 Dragoo Park Dr Unit 3511 Modesto, CA	3.0	2.0	1335	$1,899	$1.42	24d	1	1.28mi
1313 Floyd Ave Modesto, CA	1.0–2.0	1.0	800	$1,725	$2.16	15d	2	1.36mi
2405 Vera Cruz Dr Apt C Modesto, CA	2.0	1.0	918	$1,675	$1.82	15d	1	1.47mi

Listing history 5 events

1. 2026-06-21
   days on market $89,000 Active 6 DOM
2. 2026-06-18
   days on market $89,000 Active 3 DOM
3. 2026-06-17
   days on market $89,000 Active 2 DOM
4. 2026-06-15
   remarks 377-char remark
5. 2026-06-15
   listed $89,000 Active 1 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 1/10 Low
• 🌡 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 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,775
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$2,589
• Taxable income: $11,456
• Est. tax owed @ 24.0%: −$2,750
• After-tax cash flow: $9,442/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 80/100 Cosmetic rehab

This move-in ready manufactured home in Homewood Village Senior 55+ Gated Mobile Home Park is in good condition with no major repairs needed. It has a good curb appeal and potential for value increase through cosmetic updates.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value.
• Both Replace the carpet in the bedrooms — Replacing the carpet in the bedrooms can improve the home's appearance and increase its rental value.
• Rental Clean the air conditioning unit — A clean air conditioning unit can improve the home's comfort and reduce energy costs, making it more attractive to renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value. ↑
• Both Replace the carpet in the bedrooms — Replacing the carpet in the bedrooms can improve the home's appearance and increase its rental value. ↑
• Rental Clean the air conditioning unit — A clean air conditioning unit can improve the home's comfort and reduce energy costs, making it more attractive to renters. ↑

ⓘ 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: Sylvan Union Elementary
• NCES district ID: 0638670
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $61,181
• Composite: 44.28/100
• National rank: #6167
• State rank: #457 of 1400 in CA

Livability — Modesto

• Score: 63/100
• State rank: #451
• US rank: #15229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Modesto, CA
• County: Stanislaus County · 445,786 people
• City population: 225,261
• Metro: Modesto, CA
• Population (ZIP): 60,710
• Household income: $86,849
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 2521.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 48% Hispanic / Latino 33% Two or more races 18% Asian 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 2%
• Common ancestry: Russian 3% Italian 3% Lithuanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 16% Other Indo-European 4% Tagalog/Filipino 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: ▼ -458.02%
• Current HPI: 277.8565
• Rent YoY: ▲ 1.28%
• 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