2401 Eilers Ln #703 · Lodi, CA 95242

$210,000

1 bd · 1.0 ba · 937 sqft · Condo public records · 4 Days on market

Built 1988 $400/mo HOA · 18% of rent

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You're going to love this adorable very well kept downstairs condo. Kitchen has granite counters, electric range/oven and refrigerator, washer and dryer sty. Den, bonus room or p[possible second bedroom off kitchen. Remodeled bathroom, master bedroom has walk in closet and unit has a cute, cozy patio. Great location. You don't want to miss this!

Key facts

• Clubhouse
• Community pool
• Spa

Tags

• WOODLAKE NORTH COMMUNITY
• MATURE LANDSCAPING
• PEACEFUL PONDS
• COMMUNITY POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Private pool and spa noted for the unit
• HOA & community: Mandatory association; Monthly association fee of $400; Community amenities include pool, clubhouse and dog park

Exterior

• Parking: 1-car garage; Garage faces the side
• Utilities: Public water; Public sewer; Irrigation from public district; Electric service details available (see remarks)
• Home design: Attached condominium (residential); Built in 1988; Entry level: main level; Not a senior community
• Construction: Tile roofing
• Exterior features: Tile roof; Close to clubhouse; Seasonal pond; Community pool and clubhouse access; Community spa (built-in hot tub)

Interior

• Kitchen: Counter with other/updated counter features
• Bedrooms: 1 bedroom (plus space that could be used as a second bedroom)
• Flooring: Flooring details available (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details available (see remarks); Cooling details available (see remarks)
• Interior features: One brick fireplace; Main level living with bedroom(s), living room, dining room and kitchen; Pets allowed; One story
• Laundry & utility: Laundry features available (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-32 ($-386/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.0% in Lodi — 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 58/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools C-, crime F, amenities 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: Rents rising fast (+4.2%/yr); 197 active listings in the ZIP; 3 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; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $204,315 (2.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-32,961
• Equity at exit: $31,312

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-18,260
• 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 95242

• Rents YoY: 4.2%
• Active inventory: 197
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$230 /mo · $2,766/yr
• Insurance: −$88
• HOA: −$400
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-32

Break-even live

Break-even rent $2,303

Max offer price $204,315

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $27	+0% $-32	+5% $-92	+10% $-151
Rent	-10% $-211	-5% $-122	+0% $-32	+5% $57	+10% $147
Rate	-1.0pp $74	-0.5pp $21	base $-32	+0.5pp $-87	+1.0pp $-142

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1279 Woodhaven Ln Unit 201 Lodi, CA	1.0	1.0	850	$2,750	$3.24	44d	1	0.11mi
820 N Lower Sacramento Rd Lodi, CA	2.0	1.0	950	$1,695	$1.78	2d	1	0.39mi
1800 Lake St Lodi, CA	2.0	1.0	966	$1,795	$1.86	15d	1	0.78mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-18
   days on market $210,000 Active 4 DOM
2. 2026-06-17
   days on market $210,000 Active 3 DOM
3. 2026-06-16
   days on market $210,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $210,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $2,766 · $230/mo
• Projected year-2 tax: $2,766 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 39% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°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: $27,145
• − Mortgage interest: −$11,763
• − Property taxes: −$2,766
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$4,800
• − Depreciation: −$6,109
• Taxable loss: −$3,686
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $498/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: 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 — Lodi

• Score: 58/100
• State rank: #730
• US rank: #21523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lodi, CA
• County: San Joaquin County · 729,570 people
• City population: 78,944
• Metro: Stockton, CA
• Population (ZIP): 28,427
• Household income: $104,721
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 778.0

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 (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 17% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 11% · Canada, China, Dominican Republic
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 3% Arabic 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: ▼ -488.67%
• Current HPI: 265.9974
• Rent YoY: ▲ 4.24%
• 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

+97.5% since first listed

5 events — show timeline

• 2021-05-27 Sold (Public Records) $235,000 Public Records
• 2021-05-27 Sold (MLS) $235,000 MLSListings
• 2021-05-06 Pending — MLSListings
• 2021-05-03 Listed $230,000 MLSListings
• 2014-12-12 Sold (Public Records) $119,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,766 · +2.9% YoY. Source: county tax records.