314 Parliament Way, Newman CA | Marketing Preview

About This Home

More Space, More Value — Newman's Best-Kept Secret

314 Parliament Way offers something increasingly rare in today's Central Valley market: real square footage at a real price. At 1,873 sq ft on a generous 8,250 sq ft lot, this 2006-built home gives buyers the space they actually need — without the premium that comes with Modesto or Manteca zip codes. The lot is one of the larger ones in the neighborhood, providing room for outdoor entertaining, a garden, or just breathing room that newer, smaller lots simply don't offer.

Built in 2006, the bones are solid — modern construction methods, updated systems, and a layout designed for how families actually live. Newman is a growing community with a tight-knit feel, and Parliament Way sits in an established subdivision with pride of ownership throughout. For buyers priced out of Modesto's tighter market, or commuters looking to maximize their dollar while staying in Stanislaus County, this home deserves a serious look.

2006 Build 1,873 Sq Ft Large 8,250 Sq Ft Lot Stanislaus County ~$268/Sqft Modern Construction Established Subdivision

Property Features

What You Get

1,873 Sq FtLarger than most comparable listings in the area — room for everyone

8,250 Sq Ft LotOne of the larger lots in the subdivision — serious outdoor space

Built in 2006Modern construction — no major system concerns from age

3 BedroomsFull-size rooms with closet space throughout

2 Full BathroomsAdd specific bath details here after viewing

$268 / Sq FtWell below Modesto/Manteca comps — strong value proposition

GarageAdd garage details here after reviewing listing

Established SubdivisionParliament Way is a well-kept neighborhood with consistent ownership pride

Property Details

By the Numbers

Address	314 Parliament Way, Newman, CA 95360
List Price	$503,000
Price Per Sq Ft	~$268 / sqft
Bedrooms	3
Bathrooms	2
Living Area	1,873 sq ft
Lot Size	8,250 sq ft (~0.19 acres)
Year Built	2006
Property Type	Single Family Residence
County	Stanislaus County
HOA	Verify with listing agent
School District	Newman-Crows Landing Unified
Presented By	Robert Gonzales · PMZ Real Estate
DRE #	02425173

Why Newman

Affordable, Underrated, Growing

Newman is one of those Central Valley cities that buyers discover and wonder why they didn't look sooner. It's a real community — local businesses, parks, agriculture all around — with prices that still make sense. And with I-5 accessible in under 15 minutes, it quietly works as a commuter city for Bay Area workers who want space without the Bay Area price tag.

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Best Value in Stanislaus Co.
$268/sqft is a fraction of what comparable square footage costs in Modesto or Tracy.

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I-5 Access
Under 15 minutes to I-5 — workable commute to the Bay Area, Sacramento, or Fresno.

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Small Town Quality of Life
Low traffic, low crime, agriculture lifestyle — with all the basics of a real community.

Market Context

How It Compares

Newman's market moves slower than Modesto or Manteca, but demand for larger, newer homes is steady. At $268/sqft, 314 Parliament Way offers meaningful value over Bay Area-adjacent markets.

● Recently Sold

Del Mar Ave
Newman, CA 95360

$480,000

Beds / Baths3 / 2

Sq Ft1,702 sqft

Price / Sqft$282/sqft

Days on Market31 days

● Recently Sold

Sequoia Dr
Newman, CA 95360

$525,000

Beds / Baths4 / 2

Sq Ft2,012 sqft

Price / Sqft$261/sqft

Days on Market27 days

● Active Listing

Parliament Way
Newman, CA 95360

$519,000

Beds / Baths3 / 2

Sq Ft1,950 sqft

Price / Sqft$266/sqft

Days on MarketActive

Comp data sourced from MLS — believed accurate, not guaranteed. Street names generalized; contact Robert for full CMA with exact addresses. Verify independently prior to any offer.

Is 314 Parliament Way a Smart Buy?

A numbers-first look at this property for buyers evaluating it as a primary residence or rental investment. At $268/sqft with a newer 2006 build and a large lot, the fundamentals are worth a serious look.

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Verdict: Solid Value Buy — Best Case as Primary Residence or Long-Term Hold

At $503,000 / $268 per sq ft, 314 Parliament Way represents genuine value in the current Central Valley market. Newman's lower price point combined with a 2006 build and a large 8,250 sqft lot makes this more attractive than smaller, older homes selling for similar prices in Modesto or Manteca. The 2006 construction means buyers avoid the major capital expenditures that come with pre-1980 homes — roof, plumbing, electrical, and HVAC are all in a reasonable lifecycle range. As a rental, cash flow is negative at standard financing rates (consistent with most Central Valley SFRs today). The play here is equity accumulation and appreciation in an undervalued market, not immediate rental yield. For a primary buyer or a long-hold investor patient enough to wait for Newman's continued growth, this is a well-priced entry point.

✓ Reasons to Buy

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$268/sqft — strong value vs. Modesto/Manteca/Tracy comps

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2006 build — modern systems, lower near-term capex risk

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1,873 sqft — genuinely livable size for families

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8,250 sqft lot — above-average outdoor space

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I-5 commuter access under 15 minutes

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Newman is undervalued relative to rest of Stanislaus Co.

✗ Considerations

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Newman's market is slower to absorb — longer average DOM than Modesto

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Negative rental cash flow at current rates (~−$1,700/mo)

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Fewer local amenities — dining, shopping require a drive

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HOA status unconfirmed — verify before offer

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Appreciation historically slower than high-demand CV cities

Newman / W. Stanislaus Median Price Trend

Newman SFR median price 2020–2025, approximate. Source: MLS historical data.

Days on Market — Newman SFR

Avg days on market, Newman SFR 2020–2025. Higher DOM reflects smaller buyer pool vs. larger cities.

Monthly Income Estimate

Est. Market Rent (3/2 Newman)$2,200

Vacancy Allowance (5%)−$110

Gross Effective Income$2,090

Property Tax (~1.1%/yr)−$461

Insurance (est.)−$150

Maintenance Reserve (1%/yr)−$419

Net Operating Income / mo$1,060

Monthly Expenses — 20% Down

Down Payment (20%)$100,600

Loan Amount$402,400

P&I @ 7.25% / 30yr−$2,748

Tax + Insurance + Maint.−$1,030

Total Monthly Out−$3,778

Monthly Cash Flow (Rental)−$1,578

Cap Rate: ~2.5% (NOI/Purchase Price). Negative cash flow as a rental at standard 20% down — this home is best suited as a primary residence or long-hold play. Rate and rent estimates as of May 2026; verify with your lender.

Location

7/10

Small city, I-5 access, quiet neighborhood

Price / Value

9/10

$268/sqft is excellent for Central Valley SFR

School District

Newman-Crows Landing Unified — improving

Rental Demand

5/10

Modest demand; negative CF at current rates

Appreciation Outlook

7/10

Slow but steady; upside as CV grows west

Overall Score

7/10

Strong primary home; patient investor upside

3-Year Hold

~$549,000

At 3% annual appreciation · ~$46K gain

5-Year Hold

~$583,000

At 3% annual appreciation · ~$80K gain

7-Year Hold

~$618,000

At 3% annual appreciation · ~$115K gain

Projections assume 3% annual appreciation — conservative for the broader Central Valley. If Newman follows Stanislaus County growth trends (historically 3–5%), upside could be higher. All projections are estimates only and not guaranteed.

Yolo Elementary School

Elementary · K–6 · Newman-CLU

GreatSchools: 5/10

Ralph Milliken Middle School

Middle School · 7–8 · Newman-CLU

GreatSchools: 5/10

West Side High School

High School · 9–12 · Newman-CLU

GreatSchools: 6/10

Ratings sourced from GreatSchools.org — approximate and subject to change. Verify current enrollment boundaries and ratings directly with Newman-Crows Landing Unified School District before purchase.

Home Inspection (Recommended — 2006 build)$400–$600

Roof Inspection / Minor Repairs (19-yr-old roof)$500–$4,000

HVAC Service / Filter Replacement$150–$500

Interior Paint (full home, if needed)$2,500–$5,000

Flooring Updates (if carpet worn)$3,000–$7,000

Landscaping / Yard Refresh$500–$2,500

Kitchen Cosmetic Update (hardware, paint)$500–$3,000

Estimated Total Budget Range $7,550 – $22,600

2006 build significantly reduces major repair risk vs. older homes. Estimates are rough budgeting ranges only. Always obtain a licensed home inspection and contractor quotes before close of escrow.

Ready to Take the Next Step?

Whether you have questions about this home or you're ready to move, I'm here. Fill out the form and I'll get back to you the same day — personally.

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I'll answer every question honestly, even if the answer is "this isn't the right home for you."

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No pressure, no games. Just a straight conversation about what makes sense for your situation.

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If you're serious about buying, I'll help you build a real strategy — this home or the next one.

314 Parliament Way

More Space, More Value — Newman's Best-Kept Secret

What You Get

By the Numbers

Affordable, Underrated, Growing

How It Compares

See the Property

Start With My Buyer Blueprint

Is 314 Parliament Way a Smart Buy?

Verdict: Solid Value Buy — Best Case as Primary Residence or Long-Term Hold

✓ Reasons to Buy

✗ Considerations

Ready to Take the Next Step?