5901 Newbrook Cir #117 · Riverbank, CA 95367

$165,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 7 Days on market

Built 1989 Good condition Est $161k · 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +6.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HOME SWEET HOME!!! Welcome to updated 3 bedrooms 2 bath, 1446 Sqft double wide Mobile Home on a corner lot in Quail Meadows Family Home Park in Riverbank CA. Come in and feel the great open layout. The comfortable living-dining room invites you to enjoy your new home. The nice size kitchen has new appliances, new Formica countertops, and painted cabinets. The large main bedroom has a big closet and bathroom with a new double sink freestanding vanity, large size shower, a linen closet and water-resistant laminate floor. The other two spacious bedrooms have a medium size waking closet. The hall bathroom has new tile flooring, new vanity and new tile walls for the shower/bathtub combination. N

Key facts

• Painted cabinets
• Linen closet
• Large size shower

Tags

• CORNER LOT
• NEW APPLIANCES
• NEW FORMICA COUNTERTOPS
• PAINTED CABINETS
• LARGE SIZE SHOWER
• LINEN CLOSET

Property features AI

Finance

• Other: Land lease: No
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached covered parking; no traditional garage
• Utilities: Individual gas meter with natural gas connected; Public water; Sewer: Other
• Home design: Manufactured home (double wide) located in-park; Built in 2004
• Construction: Shingle roof; Wood skirting; Made by Fleetwood (model/make: 09534 FLEETWOOD HM INC)
• Exterior features: Carport awning; Porch awning; Covered porch/deck; Corner lot with landscaped front; Storage area / shed(s)

Interior

• Kitchen: Free-standing gas range/oven; Hood over range; Dishwasher; Breakfast area; Laminate countertops
• Bedrooms: 3 bedrooms (including a master bedroom)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Covered deck and attached deck to the living area; Porch; Storage shed on property; Dual-pane windows
• Laundry & utility: Washer/dryer hookups inside (220V in laundry area); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 12.0% vs local median 3.0% in Riverbank — 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 (#757 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B; Watch: schools F, amenities D-, commute F.
• Sylvan Union Elementary (urban): math 44% / reading 52% proficiency, ranked #457 of 1,400 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 923 units permitted in Stanislaus County in 2024 (63 in 5+ unit buildings).
• This rent runs 33% of the median local income ($87k/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 $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $165,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5901 Newbrook Cir #49	0.14mi	3/2.0	1,512 (+5%)	5mo	$128,000	$85	81
5901 Newbrook Cir #135	0.06mi	3/2.0	1,400 (-3%)	16mo	$159,900	$114	79
5901 Newbrook Cir #59	0.14mi	3/2.0	1,560 (+8%)	3mo	$169,000	$108	77
5901 Newbrook Cir #75	0.09mi	3/2.0	1,560 (+8%)	8mo	$175,000	$112	75
5901 Newbrook Cir #102	0.11mi	3/2.0	1,344 (-7%)	21mo	$160,000	$119	66

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $23,476
• Equity at exit: $24,602

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $85,202
• Equity at exit: $14,266

Cash invested: $46,200 (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 95367

• Active inventory: 123
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,441 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $788

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 63%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2918 Stanislaus St Riverbank, CA	3.0	2.0	971	$1,950	$2.01	14d	1	0.74mi

Listing history 13 events

1. 2026-06-15
   status $165,000 Pending 7 DOM
2. 2026-06-14
   days on market $165,000 Active 7 DOM
3. 2026-06-13
   days on market $165,000 Active 6 DOM
4. 2026-06-10
   days on market $165,000 Active 4 DOM
5. 2026-06-09
   days on market $165,000 Active 3 DOM
6. 2026-06-08
   days on market $165,000 Active 2 DOM
7. 2026-06-07
   days on marketlisting id $165,000 Active 1 DOM
8. 2026-06-05
   days on market $165,000 Active 63 DOM
9. 2026-06-03
   days on market $165,000 Active 62 DOM
10. 2026-06-02
    days on market $165,000 Active 61 DOM
11. 2026-06-01
    days on market $165,000 Active 60 DOM
12. 2026-05-31
    days on market $165,000 Active 59 DOM
13. 2026-05-30
    days on market $165,000 Active 58 DOM

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,287
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$4,800
• Taxable income: $7,259
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $7,712/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This updated 3-bedroom, 2-bathroom home in Quail Meadows Family Home Park is in good condition with fresh paint and new appliances. It offers a good return on investment with potential for further improvements.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sylvan Union Elementary
• NCES district ID: 0638670
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $61,181
• Composite: 44.28/100
• National rank: #6167
• State rank: #457 of 1400 in CA

Livability — Riverbank

• Score: 57/100
• State rank: #757
• US rank: #22107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverbank, CA
• County: Stanislaus County · 445,786 people
• City population: 25,593
• Metro: Modesto, CA
• Population (ZIP): 25,593
• Household income: $87,487
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 615.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 59% White 31% Two or more races 29% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 55% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Russian 2% Iranian 1%
• Foreign-born: 21% · Canada, China
• Languages at home: 50% English-only · Spanish 43% Tagalog/Filipino 2% Vietnamese 1%

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: ▼ -218.95%
• Current HPI: 310.4493
• Rent YoY: —
• Metro: Modesto, 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