555 Moffat Blvd #33 · Manteca, CA 95336

$97,900

2 bd · 1.0 ba · 775 sqft · Manufactured · 37 Days on market

Manufactured home Built 2012 Good condition $126/sqft · 54% above area

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

FULLY REMODELED & UNDER $100K! This beautifully updated 2 Bed, 1 Bath home in the heart of Manteca is the definition of affordable luxury. Completely remodeled from floor to ceiling, located in an all-age park with affordable space rent and just minutes from shopping, restaurants, and freeway access. You truly have to see this one to believe it!

Key facts

• Fully remodeled
• Updated home
• Freeway access

Tags

• FULLY REMODELED
• UPDATED HOME
• MINUTES FROM SHOPPING
• FREEWAY ACCESS

Property features AI

Finance

• Other: Located in Manteca, CA 95336 (555 Moffat Blvd #33); Directions available to Manteca Mobile Home Park
• HOA & community: No association; Not a senior community; Land lease: No (note: a land lease amount of $1,195 is listed)

Exterior

• Parking: Assigned parking; Attached parking; Guest parking available; No garage
• Utilities: Electric: Other; Public sewer; Public water
• Home design: Manufactured home in a park; Single wide; Built in 2012
• Construction: Manufactured construction; Manufacturer: CMH Manufacturing West Inc; Make: Karsten
• Exterior features: Fence; Regular-shaped lot; Shingle roof

Interior

• Kitchen: Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; Tub with shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Vinyl flooring; Ceiling fan(s); Living room with unspecified 'Other' feature; Dining area combined with kitchen; Kitchen island
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k. 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 $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 2.7% in Manteca — 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 61/100 on livability (#535 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A; Watch: amenities D, commute F, cost of living F.
• Manteca Unified (suburban): math 15% / reading 48% proficiency, ranked #297 of 517 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary (648 students, 65% FRL); Manteca High (math 13% / reading 50%, grade F, #696 of 1,170 statewide, top 60%, 1,811 students, 57% FRL).
• Market conditions: Rents soft (-0.7%/yr); 273 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $677 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $94,963 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 2.18% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.13%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (median comp): $63,450
• List price: $97,900
• Delta: 54.29%
• Verdict: OVERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 Moffat Blvd #47	0.00mi	2/1.0	775 (0%)	22mo	$95,000	$123	82
555 Moffat Blvd #37	0.00mi	2/1.0	728 (-6%)	20mo	$85,000	$117	74
555 Moffat Blvd #14	0.00mi	3/2.0 (+1)	860 (+11%)	6mo	$105,100	$122	68

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 2.54×
• Total profit: $42,124
• Equity at exit: $14,597

10-year hold

• IRR: 42.7%
• Equity multiple: 4.48×
• Total profit: $95,335
• Equity at exit: $8,465

Cash invested: $27,412 (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 95336

• Rents YoY: -0.7%
• Active inventory: 273
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,008

Break-even live

Break-even rent $856

Max offer price $97,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,076	-5% $1,042	+0% $1,008	+5% $974	+10% $940
Rent	-10% $840	-5% $924	+0% $1,008	+5% $1,092	+10% $1,177
Rate	-1.0pp $1,057	-0.5pp $1,033	base $1,008	+0.5pp $983	+1.0pp $957

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Oak St Manteca, CA	3.0	1.0	1007	$3,045	$3.02	46d	1	0.42mi
225 N Fremont St Manteca, CA	2.0	2.0	926	$1,875	$2.02	46d	1	0.53mi
139 W Yosemite Ave Unit 1 Manteca, CA	2.0	1.0	948	$1,650	$1.74	5d	1	0.56mi
430 Sutter St Manteca, CA	2.0	1.0	804	$1,922	$2.39	5d	3	0.72mi
801 Atherton Dr Manteca, CA	1.0–2.0	1.0–2.0	977	$2,695	$2.76	4d	8	0.77mi
311 Charles Ave Manteca, CA	3.0	2.0	1092	$2,750	$2.52	25d	1	0.83mi
222 Elm Ave Unit B Manteca, CA	2.0	1.0	750	$1,700	$2.27	21d	1	0.88mi
420 N Maple Ave Unit 13 Manteca, CA	1.0	1.0	600	$1,395	$2.33	25d	1	0.88mi
1005 E Atherton Dr Manteca, CA	1.0–3.0	1.0–2.0	1008	$2,495	$2.47	1d	6	0.89mi
529 N Lincoln Ave Manteca, CA	2.0	1.0	734	$1,900	$2.59	46d	1	0.95mi
556 N Lincoln Ave Unit 32 Manteca, CA	1.0	1.0	850	$1,495	$1.76	16d	1	0.97mi
556 N Lincoln Ave Unit 12 Manteca, CA	1.0	1.0	600	$1,400	$2.33	46d	1	0.97mi
556 N Lincoln Ave Unit 15 Manteca, CA	2.0	1.0	900	$1,895	$2.11	46d	1	0.97mi
809 Marion St Manteca, CA	3.0	2.0	910	$2,400	$2.64	46d	1	0.97mi
218 W Alameda St Manteca, CA	3.0	2.0	1000	$2,450	$2.45	13d	1	0.97mi
366 E Edison St Unit 12 Manteca, CA	2.0	1.0	750	$1,595	$2.13	5d	1	0.99mi
832 Marion St Unit A Manteca, CA	2.0	2.0	836	$2,100	$2.51	46d	1	1.01mi
1224 Schirra Ct Manteca, CA	2.0	1.0	528	$1,750	$3.31	23d	1	1.03mi
1360 Lakeside Ave Manteca, CA	1.0–3.0	1.0–2.0	1007	$2,580	$2.56	4d	3	1.05mi
221 E Edison St Unit 2 Manteca, CA	1.0	1.0	600	$1,475	$2.46	5d	1	1.06mi
221 E Edison St Unit 8 Manteca, CA	1.0	1.0	600	$1,475	$2.46	16d	1	1.06mi
717 W Atherton Dr Manteca, CA	3.0	1.0–2.0	903	$2,552	$2.82	1d	6	1.08mi
200 Northwoods Ave Manteca, CA	2.0	1.0	900	$1,675	$1.86	5d	1	1.09mi
794 Button Ave Manteca, CA	1.0	1.0	625	$1,900	$3.04	5d	1	1.35mi
794 Button Ave Manteca, CA	2.0	1.0	760	$2,100	$2.76	25d	1	1.35mi
794 Button Ave Manteca, CA	2.0	2.0	1075	$2,300	$2.14	16d	1	1.35mi
1155 W Center St Manteca, CA	1.0–2.0	1.0–1.5	770	$2,249	$2.92	5d	11	1.43mi
150 Pestana Ave Apt Home Manteca, CA	1.0	1.0	700	$2,250	$3.21	46d	1	1.43mi
207 S Union Rd Manteca, CA	1.0	1.0	600	$1,745	$2.91	12d	1	1.43mi
426 Cherry Ln Manteca, CA	2.0	1.0	941	$2,100	$2.23	5d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $97,900 Active 37 DOM
2. 2026-06-18
   days on market $97,900 Active 34 DOM
3. 2026-06-17
   days on market $97,900 Active 33 DOM
4. 2026-06-16
   days on market $97,900 Active 32 DOM
5. 2026-06-15
   days on market $97,900 Active 31 DOM
6. 2026-06-14
   days on market $97,900 Active 29 DOM
7. 2026-06-13
   days on market $97,900 Active 28 DOM
8. 2026-06-10
   days on market $97,900 Active 26 DOM
9. 2026-06-09
   days on market $97,900 Active 25 DOM
10. 2026-06-08
    days on market $97,900 Active 24 DOM
11. 2026-06-07
    days on market $97,900 Active 23 DOM
12. 2026-06-05
    days on market $97,900 Active 20 DOM
13. 2026-06-03
    days on market $97,900 Active 19 DOM
14. 2026-06-03
    days on market $97,900 Active 18 DOM
15. 2026-06-01
    days on market $97,900 Active 17 DOM
16. 2026-05-31
    days on market $97,900 Active 16 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 5/10 Major
• 🌡 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 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,590
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$2,848
• Taxable income: $11,205
• Est. tax owed @ 24.0%: −$2,689
• After-tax cash flow: $9,408/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 fully remodeled 2-bedroom, 1-bathroom home in Manteca offers a modern and affordable living experience.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Manteca Unified
• NCES district ID: 0623610
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $62,426
• Composite: 28.5/100
• National rank: #6737
• State rank: #297 of 517 in CA

Livability — Manteca

• Score: 61/100
• State rank: #535
• US rank: #17877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manteca, CA
• County: San Joaquin County · 729,570 people
• City population: 98,916
• Metro: Stockton, CA
• Population (ZIP): 50,185
• Household income: $89,172
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 876.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 43% White 42% Two or more races 18% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Russian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 69% English-only · Spanish 23% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -407.05%
• Current HPI: 268.5708
• Rent YoY: ▼ -0.68%
• 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