1399 Sacramento Ave #133 · West Sacramento, CA 95605

$189,500

3 bd · 2.0 ba · 1,242 sqft · Manufactured · 31 Days on market

Built 1989

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to West Wind Estates, an All-Age community offering a resort lifestyle with incredible amenities and comfort. Unit 133 is truly one of a kind it is a completely remodeled double-wide mobile home showcasing modern luxury upgrades from top to bottom. Not to forget it's premium lot it sits on that can comfortably park 3 cars. This move-in ready home features a brand new roof, new HVAC system, all new siding, and brand new double-pane windows throughout for enhanced energy efficiency and peace of mind. Step inside to discover a stunning modern kitchen highlighted by quartz countertops, sleek finishes, and a grand oversized island perfect for entertaining. The spacious primary suite feat

Key facts

• New siding
• Brand new roof
• Premium lot

Tags

• PREMIUM LOT
• BRAND NEW ROOF
• NEW HVAC SYSTEM
• NEW SIDING
• BRAND NEW DOUBLE-PANE WINDOWS
• MODERN KITCHEN

Property features AI

Finance

• Other: Located in Yolo County, Broderick (1399 Sacramento Ave #133, West Sacramento, CA 95605); Cross street: Todhunter Ave
• Financial info: Land lease amount listed (if applicable) $790
• HOA & community: No homeowners association; Not a senior community; No land lease

Exterior

• Parking: Assigned covered parking; Guest parking available
• Utilities: Public water; Public sewer; Cable available; 220V in laundry
• Home design: Manufactured in park (double wide); Made by ODYSEY; Year built 1989
• Construction: Wood skirting
• Exterior features: Backyard; Front yard; Regular lot shape; Composition roof

Interior

• Kitchen: Slab counters; Kitchen island; Free standing gas range; Free standing gas oven; Free standing refrigerator; Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Open beam ceiling; Covered patio; Caulked/sealed dual-pane windows; Pets allowed
• Laundry & utility: Laundry hookups inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.4%/yr); 52 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 45% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.25×
• Total profit: $13,511
• Equity at exit: $28,255

10-year hold

• IRR: 13.3%
• Equity multiple: 1.91×
• Total profit: $48,482
• Equity at exit: $16,384

Cash invested: $53,060 (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 95605

• Rents YoY: -2.4%
• Active inventory: 52
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,693 high
• Mortgage (P&I): −$994
• Tax est. 1.5%: −$237 /mo · $2,842/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $818

Break-even live

Break-even rent $1,658

Max offer price $189,500

Occupancy floor 65%

Sensitivity live

Price	-10% $948	-5% $883	+0% $818	+5% $752	+10% $687
Rent	-10% $605	-5% $711	+0% $818	+5% $924	+10% $1,030
Rate	-1.0pp $913	-0.5pp $866	base $818	+0.5pp $768	+1.0pp $718

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Solano St West Sacramento, CA	4.0	3.0	1500	$3,000	$2.00	2d	1	0.53mi
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,939	$3.36	4d	22	0.86mi
777 5th St West Sacramento, CA	2.0	1.0–2.0	878	$10,000	$11.38	2d	15	1.21mi
2763 River Plaza Dr Sacramento, CA	1.0–3.0	1.0–2.0	848	$2,400	$2.83	2d	8	1.35mi
120 Soaring Hawk Ln Sacramento, CA	2.0	2.0	1026	$2,195	$2.14	17d	1	1.39mi
4 White Lily Ct Sacramento, CA	3.0	2.0	1270	$2,395	$1.89	44d	1	1.42mi
2227 River Plaza Dr Sacramento, CA	1.0–2.0	1.0–2.0	890	$2,220	$2.49	2d	19	1.46mi

Listing history 16 events

1. 2026-06-19
   days on market $189,500 Active 31 DOM
2. 2026-06-18
   days on market $189,500 Active 30 DOM
3. 2026-06-17
   days on market $189,500 Active 29 DOM
4. 2026-06-16
   days on market $189,500 Active 28 DOM
5. 2026-06-15
   days on market $189,500 Active 27 DOM
6. 2026-06-14
   days on market $189,500 Active 25 DOM
7. 2026-06-12
   days on market $189,500 Active 24 DOM
8. 2026-06-09
   days on market $189,500 Active 21 DOM
9. 2026-06-08
   days on market $189,500 Active 20 DOM
10. 2026-06-07
    days on market $189,500 Active 19 DOM
11. 2026-06-07
    days on market $189,500 Active 18 DOM
12. 2026-06-04
    days on market $189,500 Active 15 DOM
13. 2026-06-02
    days on market $189,500 Active 14 DOM
14. 2026-06-01
    days on market $189,500 Active 13 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $189,500 Active 12 DOM

ⓘ 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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,311
• − Mortgage interest: −$10,615
• − Property taxes: −$2,842
• − Insurance: −$948
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$5,513
• Taxable income: $7,223
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $8,077/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 14,896
• Household income: $71,924
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 554.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 21% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Scotch-Irish 7% Subsaharan African 4% Serbian 1%
• Foreign-born: 35% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 35% Russian/Polish/Slavic 14% Other Asian/Pacific 4%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.35%
• Current HPI: 397.7177
• Rent YoY: ▼ -2.42%
• Metro: Sacramento-Roseville-Folsom, CA
• 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