19690 N Highway 99 · Lodi, CA 95220

$119,950

2 bd · 2.0 ba · 5,663 sqft · Land public records · 52 Days on market

Built 1972 $21/sqft · 77% below area Est $128k · 6% under

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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 +22.7/30.0
• ARV discount +10.2/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This space offers a nice size yard with no rear neighbors. There is a large storage shed in the back! The comfortable home features luxury vinyl plank flooring, large living and dining rooms with built in cabinetry plus a breakfast nook in the kitchen! The kitchen is spacious with ample painted cabinets and stainless steel appliances. The first bedroom provides direct access to the hall bath and makes a great guest room! The laundry room can accommodate a good-sized desk to double as an office, hobby space or maybe a great area for your pets! The primary suite comfortably fits a king bed and features built-in storage, 2 closets, a large vanity and roomy shower! Info has been provided by sel

Key facts

• 2 parking spots
• Built 1972
• Listed 52 days

Property features AI

Finance

• Other: Located in San Joaquin County, CA (Acampo); Directions: From Highway 99 take Woodbridge Road exit into the park; inside the park take the second left to #64 — use nearby guest parking
• Financial info: Land lease: No
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 parking spaces; Attached parking; Off-street parking; Guest parking available
• Utilities: Private well water; Septic system; Individual electric meter; Individual gas meter
• Home design: Manufactured home in park; Double wide; Built in 1972
• Construction: Aluminum skirting; Tar and gravel roof; Manufactured construction (Farwest make)
• Exterior features: Carport awning; Backyard; Storage area / shed; See remarks for additional exterior details

Interior

• Kitchen: Free-standing gas range; Range hood; Dishwasher; Breakfast area and breakfast nook; Laminate countertops
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Cathedral/vaulted living room ceiling; Porch and uncovered patio; Storage shed on property; Pets allowed (with limits)
• Laundry & utility: Indoor laundry room with hookups only; Individual gas and electric meters

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.0% in Lodi — 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 58/100 on livability (#730 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools C-, crime F, amenities F.
• Lodi Unified (urban): math 24% / reading 36% proficiency, ranked #325 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 3,779 units permitted in San Joaquin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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

• It's been on market 52 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,351 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $127,500
• List price: $119,950
• Delta: -5.92%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,266
• Equity at exit: $17,885

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $11,558
• Equity at exit: $10,371

Cash invested: $33,586 (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 95220

• Active inventory: 38
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,799/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $206

Break-even live

Break-even rent $1,049

Max offer price $119,950

Occupancy floor 79%

Sensitivity live

Price	-10% $289	-5% $248	+0% $206	+5% $165	+10% $124
Rent	-10% $103	-5% $155	+0% $206	+5% $258	+10% $310
Rate	-1.0pp $267	-0.5pp $237	base $206	+0.5pp $175	+1.0pp $144

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: $29,988
• Closing costs: $3,598
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,950 Active 52 DOM
2. 2026-06-17
   days on market $119,950 Active 51 DOM
3. 2026-06-16
   days on market $119,950 Active 50 DOM
4. 2026-06-15
   days on market $119,950 Active 49 DOM
5. 2026-06-14
   days on market $119,950 Active 47 DOM
6. 2026-06-10
   days on market $119,950 Active 44 DOM
7. 2026-06-09
   days on market $119,950 Active 43 DOM
8. 2026-06-08
   days on market $119,950 Active 42 DOM
9. 2026-06-07
   days on market $119,950 Active 41 DOM
10. 2026-06-05
    days on market $119,950 Active 38 DOM
11. 2026-06-03
    days on market $119,950 Active 37 DOM
12. 2026-06-03
    pricedays on market $119,950 Active 36 DOM
13. 2026-06-01
    days on market $125,000 Active 35 DOM
14. 2026-05-31
    days on market $125,000 Active 34 DOM
15. 1986-09-11
    soldstatus $3,350,000
16. 1981-08-06
    soldstatus $1,272,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,728
• − Mortgage interest: −$6,719
• − Property taxes: −$1,799
• − Insurance: −$600
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,489
• Taxable income: $604
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,333/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: Lodi Unified
• NCES district ID: 0622230
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $57,165
• Composite: 26.84/100
• National rank: #7108
• State rank: #325 of 517 in CA

Livability — Lodi

• Score: 58/100
• State rank: #730
• US rank: #21523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 78,944
• Population (ZIP): 7,958

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 34% Two or more races 22% Asian 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 4% Lithuanian 3% Italian 2%
• Foreign-born: 14% · Canada
• Languages at home: 74% English-only · Spanish 24% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -277.06%
• Current HPI: 334.006
• 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

+163.3% since first listed

2 events — show timeline

• 1986-09-11 Sold (Public Records) $3,350,000 Public Records
• 1981-08-06 Sold (Public Records) $1,272,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $106,801 · +2.8% YoY. Source: county tax records.