13955 W Walnut Grove Rd #16 · Walnut Grove, CA 95690

$65,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 105 Days on market

Built 1979 ↓ 31% since listing

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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 +7.5/15.0
• Appreciation +6.7/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

Key facts

• Newer dryer
• Newer roof
• Newer washer

Tags

• NEWER ROOF
• NEWER WINDOWS
• NEWER HVAC
• NEWER REFRIGERATOR
• NEWER WASHER
• NEWER DRYER

Property features AI

Finance

• Financial info: Land lease: $750 (listed)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached parking; Boat dock
• Utilities: 220V in laundry; Septic system; Well water (shared well); Utilities: see remarks
• Home design: Manufactured in-park home; Single wide; 1979 construction
• Construction: Metal roof; Aluminum skirting; Hillcrest make
• Exterior features: River access; Additional storage; Shed(s)

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Hood over range
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom with shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room living area; Stone kitchen counters; Storage area
• Laundry & utility: Washer included; Dryer included; Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#1,127 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment B+; Watch: schools C-, amenities F, commute F.
• Galt Joint Union High (town): math 75% / reading 25% proficiency, ranked #137 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.4% local appreciation)).
• San Joaquin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 2.39% ✓
• Cap rate: 20.61%
• Cash-on-cash: 51.15%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.75×
• Total profit: $31,853
• Equity at exit: $30,818

10-year hold

• IRR: 30.4%
• Equity multiple: 5.44×
• Total profit: $80,806
• Equity at exit: $48,770

Cash invested: $18,200 (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 95690

• Home prices YoY: 1.3%
• Active inventory: 20
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $349

Break-even live

Break-even rent $1,109

Max offer price $65,000

Occupancy floor 72%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 105 DOM
2. 2026-06-17
   days on market $65,000 Active 104 DOM
3. 2026-06-16
   days on market $65,000 Active 103 DOM
4. 2026-06-15
   days on market $65,000 Active 102 DOM
5. 2026-06-13
   days on market $65,000 Active 100 DOM
6. 2026-06-13
   days on market $65,000 Active 99 DOM
7. 2026-06-09
   days on market $65,000 Active 96 DOM
8. 2026-06-08
   days on market $65,000 Active 95 DOM
9. 2026-06-07
   days on market $65,000 Active 94 DOM
10. 2026-06-03
    days on market $65,000 Active 90 DOM
11. 2026-06-02
    days on market $65,000 Active 89 DOM
12. 2026-06-01
    days on market $65,000 Active 88 DOM
13. 2026-05-31
    days on market $65,000 Active 87 DOM
14. 2022-01-18
    soldstatus $52,000 Closed 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

15. 2022-01-08
    status Pending 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

16. 2021-12-19
    historical Contingent (Show) 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

17. 2021-12-12
    price $60,000 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

18. 2021-12-08
    price $68,000 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

19. 2021-12-08
    price $60,000 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

20. 2021-11-23
    listed $75,000 Active 627-char remark

    Show marketing remark (627 chars)

    This home is located in Active Adult Park & makes a great vacation spot or retirement home. It is completely remodeled, located in the Riverside Mobile Home Park at Wimpy's Resort. Two bedroom, 1 bath with new laminate flooring, granite kitchen counters, cabinets, counter top portable dishwasher, small microwave & stainless refrigerator. Washer/dryer included. Dual pane windows, blinds, newer roof (5-2019), and HVAC. Park rent includes water, sewer, garbage & tree trimming. Wimpy's has boat launch & restaurant, just bring your boat, water toys & fishing pools. Let the fun & relaxation begin.

ⓘ 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 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,607
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$1,891
• Taxable income: $3,680
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $3,308/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: Galt Joint Union High
• NCES district ID: 0614820
• Math proficiency: 75% ▲ 48.00%
• Reading proficiency: 25% ▼ -32.00%
• Median HH income: $62,916
• Composite: 44.24/100
• National rank: #2844
• State rank: #137 of 517 in CA

Livability — Walnut Grove

• Score: 50/100
• State rank: #1127
• US rank: #25663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,793

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 11% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Russian 7% Lithuanian 5% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 46% English-only · Spanish 51% Other Asian/Pacific 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: ▲ 3.43%
• Current HPI: 276.828
• 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

-30.7% since first listed

7 events — show timeline

• 2022-01-18 Sold (MLS) $52,000 BAREIS
• 2022-01-08 Pending — BAREIS
• 2021-12-19 Contingent — BAREIS
• 2021-12-12 Price Changed $60,000 BAREIS
• 2021-12-08 Price Changed $68,000 BAREIS
• 2021-12-08 Price Changed $60,000 BAREIS
• 2021-11-23 Listed $75,000 BAREIS