19690 N Highway 99 #131 · Acampo, CA 95220

$129,900

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 49 Days on market

Built 1977 Est $125k · 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 +5.9/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Sellers are motivated to help the next homeowners with contributions * * * Ready for an immediate move in ready home at The Arbor? This well desired community at unit #131 checks all the boxes. THE PERKS ARE EVERYTHING HAS BEEN UPDATED IN THIS HOME. You will enjoy a STRESS-FREE PURCHASE with warranties still in place. NEWER Metal Roof, Stainless Steel Refrigerator, 6 Gas burner Stove, Tile Flooring, Dual Pane Windows, Interior Paint, Updated Bathrooms, Recessed LED Lighting, Metal Skirting, Doors, Covered Patio Decks and Stairs are ALL Brand NEW and so much more. The Sellers have maintained this home from under the house to the rooftop with documentation. Add YOUR Unique Decor an

Key facts

• Gas burner stove
• Updated bathrooms
• Tile flooring

Tags

• NEWER METAL ROOF
• STAINLESS STEEL REFRIGERATOR
• GAS BURNER STOVE
• TILE FLOORING
• DUAL PANE WINDOWS
• UPDATED BATHROOMS

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community; Located in a land-lease park (land lease: $1,000)

Exterior

• Parking: 3 total parking spaces; Attached covered parking; Guest parking available
• Utilities: Public water; Public sewer; Cable available; Natural gas connected; Individual gas meter; Master electric and master gas meters; 220V in kitchen
• Home design: Manufactured home (double wide) located in a park; Updated / remodeled; Built in 1977
• Construction: Metal roof; Metal exterior skirting; Manufactured construction (Skyline make)
• Exterior features: Backyard with front and back landscaping; Storage shed(s); Metal skirting

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Hood over range
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Storage area; Porch steps, covered deck with railing; Dual-pane windows with screens; Great room living area; Formal dining area; Wood countertops
• Laundry & utility: Indoor laundry room with hookups; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 38/100 on livability (#1,414 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: amenities F, commute F, employment 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: 38 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $898 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.04%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $125,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19690 N Highway 99 #131	0.00mi	2/2.0	1,100 (0%)	1mo	$125,000	$114	99
19690 N Highway 99 #23	0.06mi	2/2.0	1,060 (-4%)	9mo	$75,000	$71	84
19690 Nhwy99 SP 139	0.19mi	2/2.0	1,152 (+5%)	13mo	$92,220	$80	72
19690 N Highway 99 #44	0.00mi	3/2.0 (+1)	1,228 (+12%)	22mo	$164,900	$134	58
19690 N Hwy 99 #3	0.06mi	2/2.0	1,248 (+14%)	21mo	$55,000	$44	57
19690 N Ca-99 #71	0.07mi	3/2.0 (+1)	1,223 (+11%)	23mo	$140,000	$114	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $35,042
• Equity at exit: $19,369

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $102,835
• Equity at exit: $11,231

Cash invested: $36,372 (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 95220

• Active inventory: 38
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $880

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 56%

Sensitivity live

Price	-10% $970	-5% $925	+0% $880	+5% $835	+10% $790
Rent	-10% $702	-5% $791	+0% $880	+5% $969	+10% $1,058
Rate	-1.0pp $946	-0.5pp $913	base $880	+0.5pp $846	+1.0pp $812

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Sonora Ave Lodi, CA	3.0	1.0	1032	$2,149	$2.08	3d	1	1.39mi
15 Forrest Ave Lodi, CA	3.0	2.0	1100	$2,350	$2.14	44d	1	1.45mi

Taxation est. · year 1

• Rental income: $27,006
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$3,779
• Taxable income: $9,031
• Est. tax owed @ 24.0%: −$2,168
• After-tax cash flow: $8,394/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 — Acampo

• Score: 38/100
• State rank: #1414
• US rank: #27538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,958

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 34% Two or more races 22% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 4% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 74% English-only · Spanish 24% Other Indo-European 1% Other Asian/Pacific 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: ▼ -277.06%
• Current HPI: 334.006
• Rent YoY: —
• Metro: —
• 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