9461 GRIFFITHS CT

PATTERSON, California, 95363

Tax DeedpendingSells Oct 15, 2026 · in 7 days

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SqFt: 0
Lot Size: 59,313
APN: 025-028-013-000

Property Type: Land
Distressed: No
Vacant: No
Owner Type: Individual
Owner Status: Absentee (In State)
Length of Ownership: 3 Months
Purchase Method: Cash Purchase
County: Stanislaus

Value

Estimated Value: $55,000
Assessed Value: $55,000; 2026

Mortgage & Debt

Open Mortgages: 0
Estimated Balance: $0
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Last Sale

Public Record: $37,900; 06/05/2026
Document Type: Public Action

Opportunity

Opening Bid: $37,900
Bid / Value: 69%; of $55,000
Property Tax 2025: $3,696; annual bill · not the amount owed
Equity (est.): $55,000; 100%

Opening bid

$37,900

Assessed value

$55,000

Land $55,000Improvement $0

Market / AVM

$55,000

Property tax 2025

$3,696

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 9/29/2026

Ownership Information

Owner 1 Name: DIABLO GRANDE LTD PAR
Mailing Address: 2610 Cryer St, Hayward, CA 94545
Owner Type: Individual
Corporate Owned: No

Land/Location Information

APN: 025-028-013-000
Property Class: The general use for the property is for residential purposes

Deal analysis

School	Type	Grades	Rating	Enrollment
Orestimba High School	Public	9-12	5	941

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
06/05/2026	06/08/2026	$37,900	Public Action	2026-0031562	Yes	Cash Purchase	Lesley Larizza Manchamee	Stanislaus County

Your maximum bid

$27,943

Do not bid — the numbers do not clear your margin.

Opening bid $37,900

Room to bid -$9,958

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

614

Median sold

$3,853

p(redeem) prior

12%

History n=614: median sold $3,853 is well below oracle $27,943 — target ~82% of ceiling.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $55,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $55,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$4,400
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical CA range ($3,000–$7,000, ~9 months).: −$5,000
Deed recording and transferassumed Typical CA recording and deed issuance cost.: −$250
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$83/month.: −$908
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$16,500
Maximum bid: $27,943

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. No post-sale redemption. The owner's right ends at 5pm on the last business day before the sale, so the deed conveys without that overhang.
California assesses at full cash value, but Proposition 13 fixes the base year and factors it forward at up to 2%/yr. On a long-held parcel the assessed value can sit far below market, so an ARV derived from it understates the property — get comparable sales before bidding.
The opening bid of $37,900 is already above your ceiling of $27,942.5.

9461 GRIFFITHS CT

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Land/Location Information

9461 GRIFFITHS CT

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Land/Location Information

Legal Description

Tax Assessment Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Area

Fair Market Rents

Schools

Tax Assessment Information

Sale History

County records

Stanislaus County rules

Historical comps

Verify before you bid