1000 Beatrice Ave · Stockton, CA 95205

$199,950

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 4 Days on market

Built 1922 4,800 sqft lot Est $332k · 40% under

---

Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +4.8/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a corner lot in Stockton, this property presents a great opportunity for investors, flippers, or buyers looking to create value and make a home their own. Featuring 2 bedrooms, 1 bathroom, and approximately 1,020 square feet of living space, the home also includes a dining area that could potentially function as a third bedroom, office, or flex space. The layout offers interior laundry, a detached garage, and a fully fenced yard with side gate access, providing added functionality and flexibility. The corner lot setting creates additional outdoor potential for parking, storage, or future improvements. With solid fundamentals and plenty of upside, this fixer offers an exciting op

Key facts

• Interior laundry
• Side gate access
• Dining area

Tags

• CORNER LOT
• DINING AREA
• INTERIOR LAUNDRY
• DETACHED GARAGE
• FULLY FENCED YARD
• SIDE GATE ACCESS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 1-car garage with front-facing garage
• Utilities: Electric service: Other; Sewer: Other; Public water; No irrigation
• Home design: Detached single-family residence; Built in 1922; Single-story
• Construction: Composition roof
• Exterior features: Fenced front and back yard; Low-maintenance yard

Interior

• Kitchen: Kitchen with additional counter (Other Counter); Dining space in the kitchen
• Bedrooms: 2 bedrooms (possible 3rd bedroom); Main level includes bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom with a tub
• Heating & cooling: Heating: Other; No central cooling
• Interior features: One-level layout; Living room with unspecified 'Other' feature; Dining area located in the kitchen; Low-maintenance lot (affects interior/outdoor flow)
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (1.7% below list).
• Recommended offer: $196k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.6% 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: 84 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood 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 $196,476 (1.7% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $331,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Beatrice Ave	0.00mi	2/1.0	1,020 (0%)	0mo	$233,000	$228	100
1257 Sunnyside Ave	0.23mi	3/1.0 (+1)	960 (-6%)	4mo	$349,000	$364	71
1845 E Poplar St	0.14mi	2/1.5	1,133 (+11%)	6mo	$275,000	$243	68
2327 E Acacia St	0.49mi	2/1.0	1,055 (+3%)	5mo	$330,000	$313	67
1621 E Regal St	0.42mi	3/1.0 (+1)	1,065 (+4%)	2mo	$339,000	$318	67
630 N Watts Ave	0.40mi	2/1.0	932 (-9%)	2mo	$276,288	$296	65
1600 Sunnyside Ave	0.35mi	3/2.0 (+1)	956 (-6%)	3mo	$330,000	$345	61
714 Belvedere Ave	0.55mi	3/1.0 (+1)	1,000 (-2%)	7mo	$325,000	$325	60
1111 Pinchot St	0.51mi	2/2.0	944 (-8%)	2mo	$350,000	$371	58
2346 Hackberry St	0.51mi	2/1.0	940 (-8%)	8mo	$175,000	$186	57
1751 Sunnyside Ave	0.46mi	3/1.0 (+1)	920 (-10%)	8mo	$349,000	$379	51
1135 N Pilgrim St	0.46mi	2/2.0	1,140 (+12%)	8mo	$377,000	$331	49

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-7,983
• Equity at exit: $29,813

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $24,205
• Equity at exit: $17,288

Cash invested: $55,986 (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 95205

• Active inventory: 84
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $385

Break-even live

Break-even rent $1,477

Max offer price $199,950

Occupancy floor 75%

Sensitivity live

Price	-10% $498	-5% $442	+0% $385	+5% $328	+10% $32
Rent	-10% $230	-5% $307	+0% $385	+5% $463	+10% $540
Rate	-1.0pp $486	-0.5pp $436	base $385	+0.5pp $333	+1.0pp $280

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 N Sierra Nevada St Stockton, CA	3.0	2.0	1024	$2,600	$2.54	24d	1	0.37mi
610 E Oak St Stockton, CA	2.0	1.0	930	$1,550	$1.67	24d	1	0.93mi
2271 E Church St Stockton, CA	3.0	1.5	1285	$2,245	$1.75	24d	1	1.24mi
945 N El Dorado St Stockton, CA	1.0	1.0	635	$1,450	$2.28	24d	6	1.24mi
3232 Sanguinetti Ln Unit A Stockton, CA	3.0	3.0	1378	$2,200	$1.60	24d	1	1.29mi
3232 Sanguinetti Ln Unit B Stockton, CA	2.0	2.0	1378	$2,200	$1.60	24d	1	1.29mi
44 E Alder St Stockton, CA	1.0	2.0	829	$1,300	$1.57	24d	1	1.31mi
32 E Wyandotte St Apt D Stockton, CA	2.0	1.0	900	$1,500	$1.67	44d	1	1.37mi
440 E Arcade St Stockton, CA	3.0	2.0	962	$2,350	$2.44	44d	1	1.37mi
220 E Ellis St Stockton, CA	2.0	1.0	940	$1,495	$1.59	44d	1	1.44mi
3520 San Mateo Ave Stockton, CA	3.0	1.0	1446	$2,200	$1.52	24d	1	1.47mi
2704 N Hunter St Stockton, CA	2.0	1.0	825	$1,795	$2.18	24d	1	1.50mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $199,950 Pending 4 DOM
2. 2026-06-05
   days on market $199,950 Active 3 DOM
3. 2026-06-03
   days on market $199,950 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $199,950 Active 1 DOM

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$1,096/yr (+$91/mo · 258.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% 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: $23,577
• − Mortgage interest: −$11,200
• − Property taxes: −$424
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$5,817
• Taxable income: $1,364
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $4,292/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

• County: San Joaquin County · 729,570 people
• City population: 332,006
• Metro: Stockton, CA
• Population (ZIP): 39,608
• Household income: $60,325
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1712.0

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: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 21% White 9% Asian 6% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 72%
• Foreign-born: 33% · Canada
• Languages at home: 36% English-only · Spanish 58% Tagalog/Filipino 2% 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: ▼ -298.45%
• Current HPI: 502.8934
• 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

Property tax history

+0.9%/yr

Latest (2025): $424 · +2.0% YoY. Source: county tax records.