1305 W El Monte St · Stockton, CA 95207

$3,000,000

57 bd · 361.0 ba · 10,392 sqft · MultiFamily public records · 38 Days on market

Built 1966 0.48 ac lot $289/sqft · 85% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 19 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

If you are looking for a one of kind investment property, you have found it. This 19 unit property consists of 12 Studio/one bath units, 6 one-bedroom/one bath units and 1 two-bedroom/one bath unit. Fifteen of the nineteen units have been completely renovated. Amenities include, inside laundry in the common area, iron fencing around the entire property with two security gates, electric gate for carport entry, security cameras and lighting. Centrally located with many restaurants and stores within walking distance. The property has been meticulously maintained for the past 25 years by the owner. A new roof was completed in 2023. Long term tenants. A must see!

Key facts

• Iron fencing
• Security cameras
• Electric gate

Tags

• COMPLETELY RENOVATED
• INSIDE LAUNDRY
• IRON FENCING
• SECURITY GATES
• ELECTRIC GATE
• SECURITY CAMERAS

What this means for you Summary

Snapshot

• This is a 19 × 8-bed/3.0-bath units multifamily listed at $3.00M.

Deal economics

• At list price, monthly cash flow is $17k ($207k/yr) — positive. Per door: $908/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($44k rent vs $3.00M).
• Recommended offer: $2.91M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Rents rising (+2.7%/yr); 171 active listings in the ZIP; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• At $44,162/mo this rent would consume 763% 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 $21k of loan paydown is wiped out by about $90k 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 + 2.7% rent growth), your $840k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($2.91M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $400k; list at $3.00M implies a 650% 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 $2,910,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 5.7

CMA / ARV

• ARV (median comp): $1,623,924
• List price: $3,000,000
• Delta: 84.74%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.71×
• Total profit: $597,684
• Equity at exit: $447,310

10-year hold

• IRR: 25.9%
• Equity multiple: 3.23×
• Total profit: $1,874,287
• Equity at exit: $259,385

Cash invested: $840,000 (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: 171
• Price-to-rent: 107.6×

Monthly cashflow live

• Estimated rent: $44,162 medium
• Mortgage (P&I): −$15,732
• Tax from tax record: −$654 /mo · $7,845/yr
• Insurance: −$1,250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,274
• Net cashflow: $17,252

Break-even live

Break-even rent $22,324

Max offer price $3,000,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 19× units	8	3	$44,156
Total (19 units)			$44,162

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: $750,000
• Closing costs: $90,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $3,000,000 Active 38 DOM
2. 2026-06-17
   days on market $3,000,000 Active 37 DOM
3. 2026-06-16
   days on market $3,000,000 Active 36 DOM
4. 2026-06-15
   days on market $3,000,000 Active 35 DOM
5. 2026-06-14
   remarks 668-char remark
6. 2026-06-14
   days on market $3,000,000 Active 33 DOM
7. 2026-06-10
   days on market $3,000,000 Active 30 DOM
8. 2026-06-09
   days on market $3,000,000 Active 29 DOM
9. 2026-06-08
   days on market $3,000,000 Active 28 DOM
10. 2026-06-07
    days on market $3,000,000 Active 27 DOM
11. 2026-06-05
    days on market $3,000,000 Active 24 DOM
12. 2026-06-03
    days on market $3,000,000 Active 23 DOM
13. 2026-06-03
    days on market $3,000,000 Active 22 DOM
14. 2026-06-01
    days on market $3,000,000 Active 21 DOM
15. 2026-05-31
    days on market $3,000,000 Active 20 DOM
16. 2001-02-16
    soldstatus $400,000
17. 1984-07-20
    soldstatus $90,000

ⓘ 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: $7,845 · $654/mo
• Projected year-2 tax: $22,800 · $1,900/mo
• Expected delta: +$14,955/yr (+$1,246/mo · 190.6%)

ⓘ 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 · 0% 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: $529,944
• − Mortgage interest: −$168,047
• − Property taxes: −$7,845
• − Insurance: −$15,000
• − Repairs & maintenance: −$42,396
• − Management: −$42,396
• − Depreciation: −$87,273
• Taxable income: $166,988
• Est. tax owed @ 24.0%: −$40,077
• After-tax cash flow: $166,945/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

+344.4% since first listed

2 events — show timeline

• 2001-02-16 Sold (Public Records) $400,000 Public Records
• 1984-07-20 Sold (Public Records) $90,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $7,845 · +1.6% YoY. Source: county tax records.