7421 Topanga Ln #264 · Foothill Farms, CA 95842

$85,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 220 Days on market

Built 1977 $118/sqft · at area comps Est $85k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled mobile home located in an all-ages community featuring a pool, park, and clubhouse. This move-in ready residence combines modern upgrades with comfortable living. Step inside to discover stylish LVP flooring throughout and an open-concept layout filled with natural light from large living room windows. The kitchen boasts brand-new white cabinetry, granite countertops, and ample storage. Both bedrooms offer generous closet space, while the updated bathroom features a glass-enclosed walk-in shower. Outside, enjoy a spacious lot complete with side deck and a concrete patio perfect for entertaining or relaxing outdoors even a wheelchair lift. Conveniently

Key facts

• Granite countertops
• Stylish lvp flooring
• Open-concept layout

Tags

• REMODELED MOBILE HOME
• STYLISH LVP FLOORING
• OPEN-CONCEPT LAYOUT
• BRAND-NEW WHITE CABINETRY
• GRANITE COUNTERTOPS
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A; Watch: employment D+, crime F, amenities F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.5%/yr); 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($75k) 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.27% ✓
• Cap rate: 19.54%
• Cash-on-cash: 47.31%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $84,630
• List price: $85,000
• Delta: 0.44%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7460 Azimuth Ln #253	0.06mi	2/1.0	784 (+9%)	4mo	$70,000	$89	80
7412 Azimuth Ln	0.03mi	3/2.0 (+1)	720 (0%)	14mo	$82,000	$114	78
7437 Topanga Ln #260	0.04mi	2/1.0	784 (+9%)	9mo	$86,500	$110	76
7448 Azimuth Ln	0.04mi	2/2.0	720 (0%)	23mo	$47,000	$65	75
5832 Alameda Ln #138	0.11mi	2/2.0	800 (+11%)	2mo	$89,900	$112	70
7320 White River Ln #165	0.14mi	2/1.5	784 (+9%)	13mo	$59,000	$75	66
7404 White River Ln #169	0.11mi	2/2.0	797 (+11%)	10mo	$59,900	$75	65
7421 Azimuth	0.03mi	2/2.0	820 (+14%)	9mo	$85,900	$105	64
7336 Sylmar	0.17mi	2/2.0	792 (+10%)	16mo	$79,900	$101	58
6913 Cackler	0.33mi	2/1.0	825 (+15%)	11mo	$70,000	$85	51

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 48.6%
• Equity multiple: 3.23×
• Total profit: $53,093
• Equity at exit: $12,674

10-year hold

• IRR: 55.7%
• Equity multiple: 7.49×
• Total profit: $154,538
• Equity at exit: $7,349

Cash invested: $23,800 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 130
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $938

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 46%

Sensitivity live

Price	-10% $997	-5% $968	+0% $938	+5% $909	+10% $879
Rent	-10% $786	-5% $862	+0% $938	+5% $1,015	+10% $1,091
Rate	-1.0pp $981	-0.5pp $960	base $938	+0.5pp $916	+1.0pp $894

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Blazingwood Dr Citrus Heights, CA	1.0	1.0	420	$1,600	$3.81	15d	1	0.62mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	0.66mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	24d	1	1.42mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $85,000 Pending 220 DOM
2. 2026-06-03
   days on market $85,000 Active 218 DOM
3. 2026-06-02
   days on market $85,000 Active 217 DOM
4. 2026-06-01
   days on market $85,000 Active 216 DOM
5. 2026-05-31
   days on market $85,000 Active 215 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,174
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$2,473
• Taxable income: $10,532
• Est. tax owed @ 24.0%: −$2,528
• After-tax cash flow: $8,731/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

Population outlook (Sacramento County) Hauer SSP2

• Today (2025): 1,660,763 people
• By 2030: 1,732,990 · +4.3%
• By 2040: 1,855,755 · +11.7%
• By 2050: 1,941,335 · +16.9%
• By 2075: 2,046,162 · +23.2%
• By 2100: 1,961,444 · +18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

Political lean MEDSL · Sacramento

• 2024 margin: D (+19.7) · D 58.1% · R 38.4% · Other 3.5%
• 2008→2024 swing: +0.7pp no change · 2008: 19.0pp · 2024: 19.7pp
• All cycles: 2024: D+19.7 2020: D+25.3 2016: D+23.7 2012: D+16.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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

Property tax history

+6.1%/yr

Latest (2025): $145 · +1.4% YoY. Source: county tax records.