8200 Jantzen Rd #107 · Hughson, CA 95357

$119,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 30 Days on market

Est $118k · 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 +6.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled classic with low space rent of $700! Dual pane windows, LVP flooring, newer appliances and water heater, private fenced low maintenance yard, remodeled bathrooms and kitchen, French Door access from dining room to deck, upgraded lighting. Central AC and Heating. The pictures do not do it justice! This is an absolutely move-in ready home. Financing available for those who qualify. Riverview is an all-age, pet friendly community featuring, private Soccer Field, Basketball Court, Dog Park and Playground. Remodeled Clubhouse with River Views available for private functions.

Key facts

• French door access
• Upgraded lighting
• Private soccer field

Tags

• REMODELED BATHROOMS
• REMODELED KITCHEN
• PRIVATE FENCED YARD
• FRENCH DOOR ACCESS
• UPGRADED LIGHTING
• PRIVATE SOCCER FIELD

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs, with number and size limits); Clubhouse; Playground; BBQ area; Dog park; Game court; Guest parking; Laundry on site; Picnic area; RV parking and RV storage; Setting: rural; Electric and gas metered; Pet restrictions

Exterior

• Parking: 2 garage spaces; Carport for 2 or more vehicles (covered, tandem); 2 covered parking spaces
• Utilities: Internet available; Natural gas connected; Individual electric meter; Individual gas meter
• Home design: Manufactured in park (mobile home); Double-wide body type
• Construction: Aluminum siding; Fiberglass skirting; Crawl space foundation with pillar/post/pier
• Exterior features: Back yard; Garden; Landscaped backyard; Level lot

Interior

• Kitchen: Gas range / cooktop; Free-standing range / oven; Microwave; Pantry; Laminate counters; Skylight in kitchen
• Bedrooms: No specific bedroom count provided
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower, double vanity and closet; Bathrooms feature solid-surface surfaces, shower over tub, and windows; Updated baths
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Pantry; Dining ell; Skylights; Window coverings
• Laundry & utility: Washer and dryer included; Laundry located in kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.4% in Hughson — 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 63/100 on livability (#458 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, cost of living F.
• Empire Union Elementary (suburban): math 25% / reading 25% proficiency, ranked #398 of 517 in CA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stanislaus County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $117,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8200 Jantzen Rd #160	0.12mi	2/2.0	1,120 (+4%)	15mo	$110,000	$98	76
8200 Jantzen Rd #115	0.11mi	2/2.0	1,000 (-7%)	23mo	$109,000	$109	64

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $33,491
• Equity at exit: $17,877

10-year hold

• IRR: 32.1%
• Equity multiple: 3.90×
• Total profit: $97,395
• Equity at exit: $10,367

Cash invested: $33,572 (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 95357

• Home prices YoY: -28.8%
• Active inventory: 91
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $830

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 55%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7237 Yosemite Blvd Modesto, CA	2.0	2.0	1200	$2,100	$1.75	44d	1	1.23mi

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 30 DOM
2. 2026-06-17
   days on market $119,900 Active 29 DOM
3. 2026-06-16
   days on market $119,900 Active 28 DOM
4. 2026-06-15
   days on market $119,900 Active 27 DOM
5. 2026-06-14
   days on market $119,900 Active 25 DOM
6. 2026-06-10
   days on market $119,900 Active 22 DOM
7. 2026-06-09
   days on market $119,900 Active 21 DOM
8. 2026-06-08
   days on market $119,900 Active 20 DOM
9. 2026-06-07
   days on market $119,900 Active 19 DOM
10. 2026-06-05
    days on market $119,900 Active 16 DOM
11. 2026-06-03
    days on market $119,900 Active 15 DOM
12. 2026-06-02
    days on market $119,900 Active 14 DOM
13. 2026-06-01
    days on market $119,900 Active 13 DOM
14. 2026-05-31
    days on market $119,900 Active 12 DOM
15. 2026-05-30
    days on market $119,900 Active 11 DOM
16. 2026-05-19
    listed $119,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$3,488
• Taxable income: $8,566
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $7,909/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: Empire Union Elementary
• NCES district ID: 0612690
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 25% ▼ -14.00%
• Median HH income: $49,808
• Composite: 22.05/100
• National rank: #8193
• State rank: #398 of 517 in CA

Livability — Hughson

• Score: 63/100
• State rank: #458
• US rank: #15641

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

• Population (ZIP): 14,283

Population outlook (Stanislaus County) Hauer SSP2

• Today (2025): 579,493 people
• By 2030: 598,000 · +3.2%
• By 2040: 630,930 · +8.9%
• By 2050: 658,300 · +13.6%
• By 2075: 712,363 · +22.9%
• By 2100: 719,805 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 46% White 37% Two or more races 16% Black 6% Asian 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 3% Italian 2% Iranian 2%
• Foreign-born: 19% · Canada
• Languages at home: 59% English-only · Spanish 31% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Stanislaus

• 2024 margin: R (+11.0) · D 43.2% · R 54.2% · Other 2.6%
• 2008→2024 swing: -12.7pp toward R · 2008: 1.7pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: D+0.8 2016: D+0.6 2012: D+0.7 2008: D+1.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.94%
• Current HPI: 283.9315
• 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

Price history

1 event — show timeline

• 2026-05-19 Listed $119,900 bridgeMLS, Bay East AOR, or Contra Costa AOR