New single-family homes in Lathrop, California
Lathrop, CA

Lathrop Property Management, River Islands Included

We manage houses across Lathrop, west of I-5 in River Islands and Mossdale Landing and in older Lathrop east of the freeway. Rents here run higher than anywhere else we work. The office is in Stockton, twenty minutes up I-5.

Quick Summary: SUM Property Management manages single-family homes in Lathrop, CA, including River Islands, for a flat 7% of the rent we collect, plus 50% of one month's rent when we place a new tenant. No setup, renewal or inspection fee. California DRE licensed, in business since 2015, 4.8 stars on Yelp and Google.

mail Email us phone (209) 299-2100
300+
Doors under management
2015
In business since
4.8 ★
Yelp & Google
check_circle Flat 7% of rent collected check_circle 50% of one month's rent to place a tenant check_circle No setup, renewal or inspection fees check_circle CA DRE licensed
Why SUM

Why hire a property manager for a Lathrop house?

Lathrop is mostly new houses owned by people who do not live in them. River Islands alone is adding hundreds of homes a year, a good share bought as rentals by Bay Area buyers, and the tenants are families commuting west on I-205 or to the warehouses along the freeway. That is a good market. It is also one where a lot of identical four-bedroom houses come up for rent at the same time, so pricing and presentation decide whether yours leases in two weeks or two months.

The newer houses bring their own paperwork: HOA rules in River Islands, builder warranties that only help if somebody kept the documents, and Mello-Roos assessments that surprise owners at tax time. We keep the warranty files, handle the HOA, and price the house against what is actually leasing in the same subdivision that month, not against Zillow's estimate.

We own rentals ourselves and manage 300+ doors across the Valley, so a Lathrop house is routine for us. Our founder still reads the owner statements, and Stacy runs the leasing. You deal with them and the office team, not a call center.

What we manage in Lathrop

check_circle Single-family houses, all in 95330, three- to five-bedroom.
check_circle Rents in the $2,350 to $3,600 range, the highest of any city we manage in.
check_circle Both sides of the freeway, River Islands and Mossdale Landing to the west, older Lathrop to the east.
check_circle Section 8 tenancies through the Housing Authority of San Joaquin County.
What We Handle

What does SUM do for a Lathrop rental?

The same work we do on our own houses. Here is what a Lathrop owner can expect from us, month to month.

apartment

Leasing

A vacancy goes on Zillow, Apartments.com, Redfin, Trulia, Zumper and about thirty other sites the same day. Stacy, who runs our leasing, handles the showings. River Islands houses have been renting for us in two to three weeks when priced against what leased last month, not against the asking prices around them.

person_search

Tenant screening

Credit, eviction and criminal history through Experian and CIC, income verification and rental history. A risk score helps us rank applications, but a person at our office makes the decision, against the same written criteria for everyone.

build

Repairs

Our own handymen cover most small jobs in Lathrop, twenty minutes from the office, and the licensed trades we use on our own houses do the rest. On a newer house we check the builder warranty before anyone is paid. Before-and-after photos come with every invoice.

payments

Rent collection and statements

Tenants pay through the portal, or in cash at CVS, 7-Eleven and Walmart with a barcode we issue. You get a monthly statement, a 1099 every January, and a portal where the ledger is always current.

shield

You stay out of it

Tenants get our office number, never yours. Most owners we manage for do not live in the town their rental is in, and many have never met their tenants.

gavel

Notices, rent caps and evictions

We prepare and serve 3-day and rent-increase notices in-house, keep increases inside the AB 1482 cap where it applies (a newer single-family house owned by an individual is often exempt, and we put the required language in the lease), and hand a non-paying tenant to the eviction attorney we have used for years.

Pricing

How much does property management cost in Lathrop with SUM?

Two fees, the same in Lathrop as everywhere we manage. On a house renting for $3,050 that is $214 a month and $1,525 once at placement.

7%
Monthly management fee

of the rent we actually collect. A vacant month costs you nothing.

  • check_circle Covers collection, repairs coordination, statements, notices and compliance
  • check_circle Lower rate if you bring us four or more properties
50%
Tenant placement

of one month's rent, charged once, when a new tenant signs.

  • check_circle Photos, listings, showings, screening and the lease are all inside that number
  • check_circle Not charged when an existing tenant renews
$0
Setup, renewal, inspection

None of these are on our fee schedule.

  • check_circle No onboarding fee, no cancellation fee
  • check_circle Anything optional is priced in the contract before you sign

The full schedule, including the optional items, is on our fees page.

Property Types

Which Lathrop properties do we manage?

Single-family houses are the bulk of what we do in Lathrop. We also manage condos, townhomes and small apartment buildings elsewhere and would take them here. No commercial space and no large complexes.

home

Single-family houses

Three- to five-bedroom houses, in River Islands and Mossdale Landing and in older Lathrop, renting in the $2,350 to $3,600 range.

holiday_village

Duplexes, triplexes and fourplexes

We run these in Stockton, each unit on its own ledger with one statement for the building.

apartment

Condos and townhomes

We deal with the HOA for you, including move-in registrations and the parking-violation letters.

Local Expertise

Lathrop neighborhoods where we already manage

Where our current Lathrop houses sit, and what we have learned from leasing in each area.

River Islands
West of I-5 · the master-planned community with the lakes and the K-8 schools. HOA rules apply, and a lot of near-identical houses compete for the same tenants, so pricing matters.
Mossdale Landing
West of I-5, south of River Islands · slightly older houses, same tenant pool, a little less competition.
Old Lathrop, east of I-5
95330 · houses off Lathrop Road and Louise Avenue, some older, some from the 2000s. Lower rents, longer tenancies.
Manteca and Tracy
Same office, same fees. Manteca · Tracy
Reviews

Trusted by Lathrop property owners on Yelp

4.8 stars on Yelp and Google. Quoted as written. Most of our reviews come from Stockton owners, because that is where most of our properties are.

starstarstarstarstar

"Amazing service! This is my go-to property management company. I left another company that was not up to par with my expectations and communication was lacking. This by far was the best decision I have ever made to switch. The team has exceeded my expectations."

— Lisa W., Las Vegas, NV via Yelp
starstarstarstarstar

"Great and efficient service. Excellent response time. They made my tenants happy and made sure they pay rents on time."

— Rosanna W., New York, NY via Yelp
starstarstarstarstar

"The team has been working with me to manage my property for a year. They are good communicators, very responsive, and pay attention to details. They are also good problem solvers — they resolve most property and tenant issues timely and cost effectively. A trusted partner to work with."

— Gordon W., Fremont, CA via Yelp
FAQ

Questions Lathrop owners ask us before signing

How much does property management cost in Lathrop, CA? expand_more

With SUM it is 7% of the rent we collect each month, plus 50% of one month's rent once when we place a new tenant. On a $3,050 house that is $214 a month and $1,525 at placement. No setup, renewal, inspection or cancellation fee. Around Lathrop you will generally see 7% to 10% a month plus a placement fee of half to a full month, and the add-ons are what separate the quotes.

How long does it take to rent a house in River Islands? expand_more

Two to three weeks when the house is priced against what actually leased in the subdivision last month. River Islands has many similar houses for rent at once, so a house priced $200 above the last comparable lease can sit for six weeks while the others fill. We will tell you if the number is high.

Do you manage houses in River Islands? expand_more

Yes. A good share of the Lathrop houses we manage are in River Islands and Mossdale Landing. We handle the HOA registration and letters, keep the builder warranty documents, and price against the subdivision's own leasing history.

Does AB 1482 apply to my newer Lathrop house? expand_more

Often not. A single-family house owned by an individual, not a corporation or REIT, is exempt from the state rent cap if the lease contains the required exemption language, and a house built within the last fifteen years is exempt regardless. We put the correct language in the lease and tell you which rule applies to your house rather than guessing.

What types of properties do you manage in Lathrop? expand_more

Single-family houses, condos, townhomes and small multi-unit properties up to about twenty units. Houses are the bulk of what we do in Lathrop. We do not take commercial property or large complexes.

What happens when a tenant stops paying rent? expand_more

Late fees post automatically and we contact the tenant in the first week. If nothing comes in, we prepare and serve a 3-day notice to pay or quit ourselves. If the tenant still does not pay, we hand the file to the eviction attorney we have used for years, and you approve the eviction before it is filed.

Do you manage properties outside Lathrop? expand_more

Yes. Manteca, Tracy, Stockton and Lodi in San Joaquin County, and Modesto and Turlock in Stanislaus County, all from the same office.

Are you licensed in California? expand_more

Yes. CA DRE Broker #01004922, Agent #02263113, Corporate #02253300. You can look those up on the DRE site.

Nearby Areas

Own rentals in more than one Valley city?

The same office and the same fee schedule cover San Joaquin and Stanislaus County. One statement, one contact, whichever city the house is in.

Manteca property management Tracy property management Stockton property management Lodi property management Modesto property management

Wondering what the rest of the market charges? Our note on what property management really costs walks through a full year, add-ons included.

Want to know what your Lathrop house should rent for?

Book twenty minutes with us. We will look at the property, tell you what it should rent for, and be straight with you if we are not the right fit.

No obligation. We answer within one business day.

mail Email us phone (209) 299-2100
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