9484 Hwy 99 Frontage Rd #36 · Morada, CA 95212

$90,000

2 bd · 2.0 ba · 1,500 sqft · Manufactured · 82 Days on market

Built 1972 Good condition $60/sqft · 28% below area Est $124k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Functional kitchen
• Natural light
• Updated bathroom

Tags

• UPDATED BATHROOM
• FUNCTIONAL KITCHEN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.4% vs local median 2.7% in Morada — 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 60/100 on livability (#596 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: 160 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.21% ✓
• Cap rate: 28.40%
• Cash-on-cash: 78.94%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (median comp): $124,161
• List price: $90,000
• Delta: -27.51%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 75.7%
• Equity multiple: 4.45×
• Total profit: $86,855
• Equity at exit: $13,419

10-year hold

• IRR: 79.4%
• Equity multiple: 9.19×
• Total profit: $206,485
• Equity at exit: $7,782

Cash invested: $25,200 (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 95212

• Active inventory: 160
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,886 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,591

Break-even live

Break-even rent $871

Max offer price $90,000

Occupancy floor 40%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4142 E Morada Ln Stockton, CA	2.0	2.0	1063	$2,314	$2.18	21d	1	0.33mi
4030 E Morada Ln Stockton, CA	2.0	1.0–2.0	811	$2,340	$2.88	2d	26	0.40mi
9326 Lembert Dome Cir Stockton, CA	3.0	2.0	1490	$2,645	$1.78	2d	1	0.46mi
4006 Angelina Ln Stockton, CA	3.0	2.5	1775	$2,750	$1.55	2d	1	0.56mi
3461 Sina Ct Stockton, CA	3.0	2.0	1335	$3,000	$2.25	43d	1	1.06mi
10400 Skynyrd Way Stockton, CA	3.0	2.0	1342	$4,500	$3.35	14d	1	1.11mi
8224 Shay Cir Stockton, CA	3.0	2.5	2108	$2,700	$1.28	2d	1	1.11mi
10424 Skynyrd Way Stockton, CA	3.0	2.0	1509	$4,500	$2.98	23d	1	1.12mi

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 82 DOM
2. 2026-06-17
   days on market $90,000 Active 81 DOM
3. 2026-06-16
   days on market $90,000 Active 80 DOM
4. 2026-06-15
   days on market $90,000 Active 79 DOM
5. 2026-06-14
   days on market $90,000 Active 77 DOM
6. 2026-06-10
   days on market $90,000 Active 74 DOM
7. 2026-06-09
   days on market $90,000 Active 73 DOM
8. 2026-06-08
   days on market $90,000 Active 72 DOM
9. 2026-06-07
   days on market $90,000 Active 71 DOM
10. 2026-06-05
    days on market $90,000 Active 68 DOM
11. 2026-06-03
    days on market $90,000 Active 67 DOM
12. 2026-06-03
    days on market $90,000 Active 66 DOM
13. 2026-06-01
    days on market $90,000 Active 65 DOM
14. 2026-05-31
    days on market $90,000 Active 64 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 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 · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,630
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,770
• − Management: −$2,770
• − Depreciation: −$2,618
• Taxable income: $18,832
• Est. tax owed @ 24.0%: −$4,520
• After-tax cash flow: $14,577/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 · 8 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. A fresh coat of paint and some updates to the kitchen and flooring would significantly increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Resale Replace countertops — Modernizes kitchen and adds value
• Resale Install new flooring — Improves aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Resale Replace countertops — Modernizes kitchen and adds value ↑
• Resale Install new flooring — Improves aesthetics and adds value ↑

ⓘ 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: 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 — Morada

• Score: 60/100
• State rank: #596
• US rank: #19273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morada, CA
• County: San Joaquin County · 729,570 people
• Metro: Stockton, CA
• Population (ZIP): 28,437
• Household income: $111,720
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 414.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Asian 43% Hispanic / Latino 24% White 22% Two or more races 12% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 18% Other Asian/Pacific 10% Tagalog/Filipino 9%

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: ▼ -188.93%
• Current HPI: 265.3844
• 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