728 E Swain Rd · Stockton, CA 95207

$563,900

6 bd · 3.0 ba · 2,741 sqft · MultiFamily public records · 100 Days on market

Built 1972 7,048 sqft lot $206/sqft · 7% above area Est $529k · 7% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• ARV discount +4.6/15.0
• 1% rule +3.9/10.0
• Rent growth +3.2/5.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Live in one and rent the other two or rent all three for solid cash flow!​ This triplex features three 2-bedroom, 1-bath units, each with a detached one-car garage plus extra storage space. One unit is currently vacant, giving an owner-occupant the chance to move right in and offset the mortgage with rental income.​ Located in a high-demand rental area close to shops, restaurants, and schools. A great option for investors or anyone looking to build equity while generating income.

Key facts

• Extra storage space
• 7,048 sq ft lot
• 3 garage spots

Tags

• DETACHED ONE-CAR GARAGE
• HIGH-DEMAND RENTAL AREA
• EXTRA STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $564k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive. Per door: $166/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 $504k (10.6% below list).
• Recommended offer: $504k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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-, crime F, commute 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.
• Zoned schools: Maxine Hong Kingston Elementary (787 students, 74% FRL); Stagg Senior High (math 12% / reading 32%, grade F, #950 of 1,170 statewide, top 82%, 1,773 students, 71% FRL).
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Stockton Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.7%/yr); 175 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• At $5,044/mo this rent would consume 87% of the median local household income ($69k/yr) (locally 3292% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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

• It's been on market 100 days — a 9% lower offer ($513k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $248k; list at $564k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $504,400 (10.6% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $529,288
• List price: $563,900
• Delta: 6.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5411 - 5415 Carrington Cir	0.36mi	6/3.0	2,688 (-2%)	18mo	$395,000	$147	65
6905 N El Dorado St	0.69mi	5/3.0 (-1)	2,727 (-0%)	2mo	$460,000	$169	60
429 Vincente Way	0.50mi	6/3.0	2,436 (-11%)	22mo	$625,000	$257	39
4932 Greensboro Way	0.68mi	7/4.0 (+1)	3,017 (+10%)	10mo	$540,000	$179	34
4937 Greensboro Way	0.65mi	6/4.5	3,017 (+10%)	15mo	$550,000	$182	34
4946 Greensboro Way	0.66mi	7/4.0 (+1)	3,017 (+10%)	14mo	$575,000	$191	32

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-61,443
• Equity at exit: $84,079

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-19,823
• Equity at exit: $48,756

Cash invested: $157,892 (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 95207

• Rents YoY: 2.7%
• Active inventory: 175
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $5,044 high
• Mortgage (P&I): −$2,957
• Tax from tax record: −$295 /mo · $3,543/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,059
• Net cashflow: $497

Break-even live

Break-even rent $4,414

Max offer price $563,900

Occupancy floor 85%

Sensitivity live

Price	-10% $817	-5% $657	+0% $497	+5% $338	+10% $178
Rent	-10% $99	-5% $298	+0% $497	+5% $697	+10% $896
Rate	-1.0pp $781	-0.5pp $641	base $497	+0.5pp $351	+1.0pp $203

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,043
Total (3 units)			$5,044

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: $140,975
• Closing costs: $16,917
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4919 Tyler Ct Stockton, CA	5.0	3.0	2200	$2,895	$1.32	4d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $563,900 Active 100 DOM
2. 2026-06-18
   days on market $563,900 Active 97 DOM
3. 2026-06-17
   days on market $563,900 Active 96 DOM
4. 2026-06-16
   pricedays on market $563,900 Active 95 DOM
5. 2026-06-15
   days on market $564,888 Active 94 DOM
6. 2026-06-14
   days on market $564,888 Active 92 DOM
7. 2026-06-10
   days on market $564,888 Active 89 DOM
8. 2026-06-09
   days on market $564,888 Active 88 DOM
9. 2026-06-08
   days on market $564,888 Active 87 DOM
10. 2026-06-07
    days on market $564,888 Active 86 DOM
11. 2026-06-05
    days on market $564,888 Active 83 DOM
12. 2026-06-03
    days on market $564,888 Active 82 DOM
13. 2026-06-03
    days on market $564,888 Active 81 DOM
14. 2026-06-01
    days on market $564,888 Active 80 DOM
15. 2026-05-31
    days on market $564,888 Active 79 DOM
16. 2026-04-14
    status Active 484-char remark

    Show marketing remark (484 chars)

    Live in one and rent the other two or rent all three for solid cash flow!​ This triplex features three 2-bedroom, 1-bath units, each with a detached one-car garage plus extra storage space. One unit is currently vacant, giving an owner-occupant the chance to move right in and offset the mortgage with rental income.​ Located in a high-demand rental area close to shops, restaurants, and schools. A great option for investors or anyone looking to build equity while generating income.

17. 2026-03-19
    status Pending 484-char remark

    Show marketing remark (484 chars)

    Live in one and rent the other two or rent all three for solid cash flow!​ This triplex features three 2-bedroom, 1-bath units, each with a detached one-car garage plus extra storage space. One unit is currently vacant, giving an owner-occupant the chance to move right in and offset the mortgage with rental income.​ Located in a high-demand rental area close to shops, restaurants, and schools. A great option for investors or anyone looking to build equity while generating income.

18. 2026-02-15
    listed $564,900 Active 484-char remark

    Show marketing remark (484 chars)

    Live in one and rent the other two or rent all three for solid cash flow!​ This triplex features three 2-bedroom, 1-bath units, each with a detached one-car garage plus extra storage space. One unit is currently vacant, giving an owner-occupant the chance to move right in and offset the mortgage with rental income.​ Located in a high-demand rental area close to shops, restaurants, and schools. A great option for investors or anyone looking to build equity while generating income.

19. 2017-07-26
    soldstatus $248,000 Sold 250-char remark

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

20. 2017-07-26
    soldstatus $248,000

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

21. 2017-07-26
    soldstatus $248,000

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

22. 2017-06-30
    status Pending (Do Not Show) 250-char remark

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

23. 2017-06-15
    status Active 250-char remark

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

24. 2017-06-01
    status Pending (Do Not Show) 250-char remark

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

25. 2017-05-23
    listed $257,000 Active 250-char remark

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

26. 2017-05-23
    listed $257,000

    Show marketing remark (250 chars)

    Great Opportunity Each unit has 2 bedrooms and 1 bath they each include tile counter tops, slider to patio off dining room, tile and laminate flooring throughout, oven and refrigerator included in each unit! Do not Miss out on this great opportunity!

27. 2014-12-31
    soldstatus $224,000
28. 2013-10-11
    soldstatus $180,000
29. 2001-07-16
    soldstatus $165,000
30. 1991-10-29
    soldstatus $131,500
31. 1988-04-13
    soldstatus $107,500

ⓘ 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: $3,543 · $295/mo
• Projected year-2 tax: $4,286 · $357/mo
• Expected delta: +$742/yr (+$62/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $60,528
• − Mortgage interest: −$31,587
• − Property taxes: −$3,543
• − Insurance: −$2,820
• − Repairs & maintenance: −$4,842
• − Management: −$4,842
• − Depreciation: −$16,404
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $6,811/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): 52,414
• Household income: $69,455
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3292.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 43% Two or more races 24% White 23% Black 14% Asian 13%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Russian 1% Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 66% English-only · Spanish 22% Other Asian/Pacific 4% Tagalog/Filipino 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: ▼ -454.91%
• Current HPI: 358.6024
• Rent YoY: ▲ 2.69%
• 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

+425.5% since first listed

16 events — show timeline

• 2026-04-14 Relisted — BAREIS
• 2026-03-19 Pending — BAREIS
• 2026-02-15 Listed $564,900 BAREIS
• 2017-07-26 Sold (Public Records) $248,000 Public Records
• 2017-07-26 Sold (MLS) $248,000 SDMLS
• 2017-07-26 Sold (MLS) $248,000 MLSListings
• 2017-06-30 Pending — MLSListings
• 2017-06-15 Relisted — MLSListings
• 2017-06-01 Pending — MLSListings
• 2017-05-23 Listed $257,000 MLSListings
• 2017-05-23 Listed $257,000 SDMLS
• 2014-12-31 Sold (Public Records) $224,000 Public Records
• 2013-10-11 Sold (Public Records) $180,000 Public Records
• 2001-07-16 Sold (Public Records) $165,000 Public Records
• 1991-10-29 Sold (Public Records) $131,500 Public Records
• 1988-04-13 Sold (Public Records) $107,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,543 · +1.6% YoY. Source: county tax records.