18450 Ca 88 #44 · Lockeford, CA 95237

$70,000

2 bd · 2.0 ba · 720 sqft · Manufactured · 59 Days on market

Built 1969 Good condition $97/sqft · 26% below area Est $94k · 26% under ↓ 17% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Condition / age +3.8/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful & Affordable 2024 Remodeled Mobile Home in the Desirable Double L Mobile Estates Mobile Home Park. Peaceful & Quiet Senior Community. Space #44 is Located on a End of Court, Semi-Private Lot & 2 Car Covered Carport, Newly Painted Covered Front Porch Deck. Newly Painted Rear Porch. Newly Painted Vinyl Siding. 720 Sq Ft Single Wide 12 X 60. 3 Bedrooms & 2 Full Baths, Exterior & Interior Remodel. Remodeled Kitchen with New Stainless Appliances, New Amana Gas Range, New LG Refrigerator & New Amana Micro Wave + New Frigidaire Dish Washer. Large Stainless Sink by Kitchen Window with a Pull Out Faucet, Disposal. New Laminate Flooring Throughout. New Recessed Lighting Throughout. Remodeled Bath Rooms with New Shower Over Tub, New Walk-In Shower, New Toilets & New Bath Room Vinyl Flooring. New Laminate Flooring in Kitchen, Living Room & Bedrooms. Newly Painted Walls with Painted Bead Board Paneling & Ceiling Throughout. New Baseboards, Window Trim & Window Casings. New Switches & Face Plates. Central Heat & Air Conditioning. New Water Heater. Metal Roof. 6 X 10 Aluminum Storage Shed. Concrete Patio Area Adjacent to Rear Porch & Back of Unit. Large Fenced Private Backyard. No Rear Neighbors. To Many Features to List. Laundry Area.

Key facts

• Remodeled
• Modernized kitchen
• Clubhouse

Tags

• REMODELED
• MODERNIZED KITCHEN
• COMMUNITY AMENITIES
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 1.0% in Lockeford — 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 53/100 on livability (#960 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B+; Watch: schools F, amenities F, commute 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: 24 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1969 — 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. 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?
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: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $94,500
• List price: $70,000
• Delta: -25.93%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18450 Ca 88 #44	0.00mi	2/2.0	720 (0%)	1mo	$70,000	$97	100
18450 N Hwy 88 #56	0.00mi	2/1.5	696 (-3%)	15mo	$70,000	$101	80
18450 N Highway 88 #28	0.00mi	1/1.0 (-1)	720 (0%)	23mo	$75,000	$104	72

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $7,945
• Equity at exit: $10,437

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $31,796
• Equity at exit: $6,052

Cash invested: $19,600 (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 95237

• Home prices YoY: -26.6%
• Active inventory: 24
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $303

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-03-11
   status Pending 1302-char remark

   Show marketing remark (1302 chars)

   Beautiful & Affordable 2024 Remodeled Mobile Home in the Desirable Double L Mobile Estates Mobile Home Park. Peaceful & Quiet Senior Community. Space #44 is Located on a End of Court, Semi-Private Lot & 2 Car Covered Carport, Newly Painted Covered Front Porch Deck. Newly Painted Rear Porch. Newly Painted Vinyl Siding. 720 Sq Ft Single Wide 12 X 60. 3 Bedrooms & 2 Full Baths, Exterior & Interior Remodel. Remodeled Kitchen with New Stainless Appliances, New Amana Gas Range, New LG Refrigerator & New Amana Micro Wave + New Frigidaire Dish Washer. Large Stainless Sink by Kitchen Window with a Pull Out Faucet, Disposal. New Laminate Flooring Throughout. New Recessed Lighting Throughout. Remodeled Bath Rooms with New Shower Over Tub, New Walk-In Shower, New Toilets & New Bath Room Vinyl Flooring. New Laminate Flooring in Kitchen, Living Room & Bedrooms. Newly Painted Walls with Painted Bead Board Paneling & Ceiling Throughout. New Baseboards, Window Trim & Window Casings. New Switches & Face Plates. Central Heat & Air Conditioning. New Water Heater. Metal Roof. 6 X 10 Aluminum Storage Shed. Concrete Patio Area Adjacent to Rear Porch & Back of Unit. Large Fenced Private Backyard. No Rear Neighbors. To Many Features to List. Laundry Area.

2. 2025-01-15
   soldstatus $100,000 Closed 1302-char remark

   Show marketing remark (1302 chars)

   Beautiful & Affordable 2024 Remodeled Mobile Home in the Desirable Double L Mobile Estates Mobile Home Park. Peaceful & Quiet Senior Community. Space #44 is Located on a End of Court, Semi-Private Lot & 2 Car Covered Carport, Newly Painted Covered Front Porch Deck. Newly Painted Rear Porch. Newly Painted Vinyl Siding. 720 Sq Ft Single Wide 12 X 60. 3 Bedrooms & 2 Full Baths, Exterior & Interior Remodel. Remodeled Kitchen with New Stainless Appliances, New Amana Gas Range, New LG Refrigerator & New Amana Micro Wave + New Frigidaire Dish Washer. Large Stainless Sink by Kitchen Window with a Pull Out Faucet, Disposal. New Laminate Flooring Throughout. New Recessed Lighting Throughout. Remodeled Bath Rooms with New Shower Over Tub, New Walk-In Shower, New Toilets & New Bath Room Vinyl Flooring. New Laminate Flooring in Kitchen, Living Room & Bedrooms. Newly Painted Walls with Painted Bead Board Paneling & Ceiling Throughout. New Baseboards, Window Trim & Window Casings. New Switches & Face Plates. Central Heat & Air Conditioning. New Water Heater. Metal Roof. 6 X 10 Aluminum Storage Shed. Concrete Patio Area Adjacent to Rear Porch & Back of Unit. Large Fenced Private Backyard. No Rear Neighbors. To Many Features to List. Laundry Area.

3. 2024-12-21
   historical Contingent (No Show) 1302-char remark

   Show marketing remark (1302 chars)

   Beautiful & Affordable 2024 Remodeled Mobile Home in the Desirable Double L Mobile Estates Mobile Home Park. Peaceful & Quiet Senior Community. Space #44 is Located on a End of Court, Semi-Private Lot & 2 Car Covered Carport, Newly Painted Covered Front Porch Deck. Newly Painted Rear Porch. Newly Painted Vinyl Siding. 720 Sq Ft Single Wide 12 X 60. 3 Bedrooms & 2 Full Baths, Exterior & Interior Remodel. Remodeled Kitchen with New Stainless Appliances, New Amana Gas Range, New LG Refrigerator & New Amana Micro Wave + New Frigidaire Dish Washer. Large Stainless Sink by Kitchen Window with a Pull Out Faucet, Disposal. New Laminate Flooring Throughout. New Recessed Lighting Throughout. Remodeled Bath Rooms with New Shower Over Tub, New Walk-In Shower, New Toilets & New Bath Room Vinyl Flooring. New Laminate Flooring in Kitchen, Living Room & Bedrooms. Newly Painted Walls with Painted Bead Board Paneling & Ceiling Throughout. New Baseboards, Window Trim & Window Casings. New Switches & Face Plates. Central Heat & Air Conditioning. New Water Heater. Metal Roof. 6 X 10 Aluminum Storage Shed. Concrete Patio Area Adjacent to Rear Porch & Back of Unit. Large Fenced Private Backyard. No Rear Neighbors. To Many Features to List. Laundry Area.

4. 2024-10-30
   price $114,900 1302-char remark

   Show marketing remark (1302 chars)

   Beautiful & Affordable 2024 Remodeled Mobile Home in the Desirable Double L Mobile Estates Mobile Home Park. Peaceful & Quiet Senior Community. Space #44 is Located on a End of Court, Semi-Private Lot & 2 Car Covered Carport, Newly Painted Covered Front Porch Deck. Newly Painted Rear Porch. Newly Painted Vinyl Siding. 720 Sq Ft Single Wide 12 X 60. 3 Bedrooms & 2 Full Baths, Exterior & Interior Remodel. Remodeled Kitchen with New Stainless Appliances, New Amana Gas Range, New LG Refrigerator & New Amana Micro Wave + New Frigidaire Dish Washer. Large Stainless Sink by Kitchen Window with a Pull Out Faucet, Disposal. New Laminate Flooring Throughout. New Recessed Lighting Throughout. Remodeled Bath Rooms with New Shower Over Tub, New Walk-In Shower, New Toilets & New Bath Room Vinyl Flooring. New Laminate Flooring in Kitchen, Living Room & Bedrooms. Newly Painted Walls with Painted Bead Board Paneling & Ceiling Throughout. New Baseboards, Window Trim & Window Casings. New Switches & Face Plates. Central Heat & Air Conditioning. New Water Heater. Metal Roof. 6 X 10 Aluminum Storage Shed. Concrete Patio Area Adjacent to Rear Porch & Back of Unit. Large Fenced Private Backyard. No Rear Neighbors. To Many Features to List. Laundry Area.

5. 2024-10-15
   listed $119,900 Active 1302-char remark

   Show marketing remark (1302 chars)

   Beautiful & Affordable 2024 Remodeled Mobile Home in the Desirable Double L Mobile Estates Mobile Home Park. Peaceful & Quiet Senior Community. Space #44 is Located on a End of Court, Semi-Private Lot & 2 Car Covered Carport, Newly Painted Covered Front Porch Deck. Newly Painted Rear Porch. Newly Painted Vinyl Siding. 720 Sq Ft Single Wide 12 X 60. 3 Bedrooms & 2 Full Baths, Exterior & Interior Remodel. Remodeled Kitchen with New Stainless Appliances, New Amana Gas Range, New LG Refrigerator & New Amana Micro Wave + New Frigidaire Dish Washer. Large Stainless Sink by Kitchen Window with a Pull Out Faucet, Disposal. New Laminate Flooring Throughout. New Recessed Lighting Throughout. Remodeled Bath Rooms with New Shower Over Tub, New Walk-In Shower, New Toilets & New Bath Room Vinyl Flooring. New Laminate Flooring in Kitchen, Living Room & Bedrooms. Newly Painted Walls with Painted Bead Board Paneling & Ceiling Throughout. New Baseboards, Window Trim & Window Casings. New Switches & Face Plates. Central Heat & Air Conditioning. New Water Heater. Metal Roof. 6 X 10 Aluminum Storage Shed. Concrete Patio Area Adjacent to Rear Porch & Back of Unit. Large Fenced Private Backyard. No Rear Neighbors. To Many Features to List. Laundry Area.

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,945
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,036
• Taxable income: $2,676
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $2,989/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 · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with recent updates, including new appliances and flooring. It offers a good investment opportunity with potential for further curb appeal improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters.
• Both Add a small garden or planter box near the front porch — Improves the aesthetic and could increase the home's value.
• Both Install a smart thermostat — Improves energy efficiency and could appeal to tech-savvy buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters. ↑
• Both Add a small garden or planter box near the front porch — Improves the aesthetic and could increase the home's value. ↑
• Both Install a smart thermostat — Improves energy efficiency and could appeal to tech-savvy buyers or renters. ↑

ⓘ 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: 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 — Lockeford

• Score: 53/100
• State rank: #960
• US rank: #24499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockeford, CA
• City population: 54,435
• Population (ZIP): 3,753

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 33% Two or more races 9% Native American 4%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Italian 6% Scotch-Irish 4% Iranian 4%
• Foreign-born: 10% · Canada
• Languages at home: 73% English-only · Spanish 25% German/W. Germanic 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: ▼ -116.85%
• Current HPI: 321.7301
• 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

-16.6% since first listed

5 events — show timeline

• 2025-03-11 Pending — BAREIS
• 2025-01-15 Sold (MLS) $100,000 BAREIS
• 2024-12-21 Contingent — BAREIS
• 2024-10-30 Price Changed $114,900 BAREIS
• 2024-10-15 Listed $119,900 BAREIS