727 N Sutter St · Stockton, CA 95202

$549,000

16 bd · 16.0 ba · 3,340 sqft · MultiFamily public records · 11 Days on market

Built 1915 7,500 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.4/10.0
• 1% rule +4.5/10.0
• 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: 4 units. confirmed

Listing remarks

Come and check out this fourplex, very close to downtown, spacious and clean units. Some updating, painting and remodeling was done. Very large yard for easy parking. Most units have laundry area. Close to transportation, restaurants, hospital, park, City Hall, etc.

Key facts

• Close to restaurants
• Fourplex
• Laundry area

Tags

• FOURPLEX
• LARGE YARD
• LAUNDRY AREA
• CLOSE TO DOWNTOWN
• CLOSE TO TRANSPORTATION
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Financial info: Multi-unit property with 4 total units

Exterior

• Parking: 8 total parking spaces; Parking lot with uncovered spaces; Street parking; Approximately 2 spaces per unit for some units
• Utilities: Public water; Public sewer
• Home design: Residential income property; Quadruplex; Built in 1915
• Construction: Wood and other siding construction
• Exterior features: Rear porch; Balcony/patio; Back yard; Fenced lot; Level, premium lot

Interior

• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Each of the four units has one bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Tub with shower over
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive. Per door: $101/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $522k (5.0% below list).
• Recommended offer: $522k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 $5,218/mo this rent would consume 202% 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 ~9 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $340k; list at $549k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $521,800 (5.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.95% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• 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: 3.7%
• Equity multiple: 1.18×
• Total profit: $28,160
• Equity at exit: $179,012

10-year hold

• IRR: 8.4%
• Equity multiple: 1.98×
• Total profit: $151,312
• 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: 35.1×

Monthly cashflow live

• Estimated rent: $5,218 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$610 /mo · $7,319/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $405

Break-even live

Break-even rent $4,706

Max offer price $549,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,220
Total (4 units)			$5,218

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. 2026-05-31
   status $549,000 Pending 11 DOM
2. 2026-05-19
   listed $549,000 Active
3. 2021-04-12
   soldstatus $340,000
4. 2015-10-19
   soldstatus $61,218
5. 2004-07-27
   soldstatus $329,000

ⓘ 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: $7,319 · $610/mo
• Projected year-2 tax: $7,319 · $610/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 · 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: $62,616
• − Mortgage interest: −$30,753
• − Property taxes: −$7,319
• − Insurance: −$2,745
• − Repairs & maintenance: −$5,009
• − Management: −$5,009
• − Depreciation: −$15,971
• Taxable loss: −$4,190
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $5,860/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

+66.9% since first listed

4 events — show timeline

• 2026-05-19 Listed $549,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-04-12 Sold (Public Records) $340,000 Public Records
• 2015-10-19 Sold (Public Records) $61,218 Public Records
• 2004-07-27 Sold (Public Records) $329,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $7,319 · +2.2% YoY. Source: county tax records.