715 N Sutter St · Stockton, CA 95202

$549,000

32 bd · 16.0 ba · 3,033 sqft · MultiFamily public records · 18 Days on market

Built 1940 5,001 sqft lot

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.4/10.0
• 1% rule +4.4/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Are you looking for a turn key owner-occupant & /or Investment to maximize your returns? Don't miss out on this fantastic four-plex opportunity! The Traditional building sits on a raised foundation & features fresh paint, a low maintenance yard with automatic irrigation and rear uncovered parking access. The (4) 2 Bedroom units feature a recently renovated unit, two updated-move in ready units, and one long term tenant occupied unit. The interiors of each unit contain generously sized room with 9 foot ceilings, extra storage, large windows that that let in plenty of natural light + individual rear entrances and separate utility meters. Located steps away from Central Stockton's C

Key facts

• 5,001 sq ft lot
• 4 parking spots
• Built 1940

Property features AI

Finance

• Financial info: Four-unit income property (quadruplex)
• HOA & community: No association

Exterior

• Parking: Off-street parking
• Utilities: City utilities; Public water; Public sewer; Separate meters for electricity and gas; 220 volt electric service
• Home design: Residential income property (quadruplex apartments); Updated / remodeled condition; Built in 1940; Two stories; Entry on street level; Facing direction not specified
• Construction: Composition roof
• Exterior features: Fenced yard; Sidewalk; Landscaped front; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Four units each with 2 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall air conditioning units; Window air conditioning units
• Interior features: Vaulted ceilings; Formal entry; Balcony/deck; Window coverings and screens; Unfinished basement
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 32-bed/16.0-bath multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $518k (5.6% below list).
• Recommended offer: $518k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.6% in Stockton — 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 57/100 on livability (#734 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A, amenities A-; Watch: employment C-, schools D-, crime F.
• Stockton Unified (urban): math 23% / reading 46% proficiency, ranked #295 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; lower-income renter base — watch delinquency; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• At $5,185/mo this rent would consume 201% of the median local household income ($31k/yr) (locally 837% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($4k loan paydown + $4k appreciation (0.7% local appreciation)).
• San Joaquin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $149k; list at $549k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $518,500 (5.6% below list)

Questions for the listing agent

1. Built in 1940 — 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 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: 0.94% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.34×
• Total profit: $52,604
• Equity at exit: $179,012

10-year hold

• IRR: 11.2%
• Equity multiple: 2.32×
• Total profit: $203,365
• Equity at exit: $231,519

Cash invested: $153,720 (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 95202

• Home prices YoY: 0.2%
• Active inventory: 24
• Price-to-rent: 35.3×

Monthly cashflow live

• Estimated rent: $5,185 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$196 /mo · $2,353/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $792

Break-even live

Break-even rent $4,182

Max offer price $549,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,184
Total (4 units)			$5,185

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2013-05-02
   soldstatus $149,000
2. 2011-08-24
   soldstatus $120,000
3. 2001-05-04
   soldstatus $101,000
4. 1994-07-05
   soldstatus $125,000
5. 1984-05-31
   soldstatus $44,500

ⓘ 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: $2,353 · $196/mo
• Projected year-2 tax: $4,172 · $348/mo
• Expected delta: +$1,820/yr (+$152/mo · 77.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,220
• − Mortgage interest: −$30,753
• − Property taxes: −$2,353
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,978
• − Management: −$4,978
• − Depreciation: −$15,971
• Taxable income: $444
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $9,401/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: Stockton Unified
• NCES district ID: 0638010
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 46% ▲ 16.00%
• Median HH income: $37,563
• Composite: 28.65/100
• National rank: #6701
• State rank: #295 of 517 in CA

Livability — Stockton

• Score: 57/100
• State rank: #734
• US rank: #21638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockton, CA
• County: San Joaquin County · 729,570 people
• City population: 332,006
• Metro: Stockton, CA
• Population (ZIP): 7,066
• Household income: $31,020
• Rent vs Own: 91.1% rent · 8.9% own
• Severe rent burden: 837.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 50% Black 23% Two or more races 21% White 14% Asian 6%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Russian 2% Danish 1% Portuguese 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 69% English-only · Spanish 27% Other Asian/Pacific 2% Tagalog/Filipino 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: ▲ 0.70%
• Current HPI: 315.9916
• 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

+234.8% since first listed

5 events — show timeline

• 2013-05-02 Sold (Public Records) $149,000 Public Records
• 2011-08-24 Sold (Public Records) $120,000 Public Records
• 2001-05-04 Sold (Public Records) $101,000 Public Records
• 1994-07-05 Sold (Public Records) $125,000 Public Records
• 1984-05-31 Sold (Public Records) $44,500 Public Records

Property tax history

-3.5%/yr

Latest (2025): $2,353 · +1.6% YoY. Source: county tax records.