4755 Aljo Way #29 · Sacramento, CA 95838

$99,999

2 bd · 1.0 ba · 960 sqft · Manufactured · 12 Days on market

Built 1971 Fair condition

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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 +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare Opportunity! Affordable Sacramento Living with Low Space Rent! Properties in this highly desirable manufactured home community rarely hit the market, and it has been a long time since a unit has been available for sale here. This is your exclusive chance to secure a spot in a sought-after park featuring one of the lowest monthly space rents in the entire Sacramento region. This 2-bedroom, 1-bathroom double-wide coach is being sold AS-IS, offering a fantastic, budget-friendly entry point for a buyer wanting to add their own personal cosmetic updates over time. The home features a functional interior layout with a gas range in the kitchen. For year-round comfort and energy efficiency,

Key facts

• Covered deck
• Covered carport
• Storage shed

Tags

• FUNCTIONAL INTERIOR LAYOUT
• GAS RANGE
• COVERED CARPORT
• COVERED DECK
• DEEP SPACIOUS BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Located in Sacramento, CA (95838); address: 4755 Alto Way #29
• HOA & community: No homeowners association; Not a senior community; Land lease: no (listed land lease amount present)

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Individual gas meter; Public water; Public sewer; 220 volts in kitchen
• Home design: Manufactured home in park (double wide); Built in 1971; Fixer condition
• Construction: Vinyl skirting; Elastomeric roof; Manufactured by Skyline Homes (Skyline)
• Exterior features: Fenced yard with backyard and garden; Carport awning; Porch awning; Storage area / shed(s)

Interior

• Kitchen: Free-standing gas range; Free-standing gas oven; Free-standing refrigerator; Hood over range; Dishwasher; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Multi-zone heating; Multi-zone cooling
• Interior features: Covered deck; Dual-pane partial windows; Pet-friendly (cats and dogs allowed); Laminate kitchen countertops; Storage shed(s)
• Laundry & utility: Laundry closet; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.4% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living 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 soft (-2.7%/yr); 164 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 32% 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 $691 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 + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.45%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $295,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Nogales St	0.61mi	3/2.0 (+1)	1,056 (+10%)	8mo	$325,000	$308	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.95×
• Total profit: $26,668
• Equity at exit: $14,910

10-year hold

• IRR: 30.0%
• Equity multiple: 3.31×
• Total profit: $64,661
• Equity at exit: $8,646

Cash invested: $28,000 (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 95838

• Rents YoY: -2.7%
• Active inventory: 164
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $757

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 54%

Sensitivity live

Price	-10% $826	-5% $792	+0% $757	+5% $722	+10% $688
Rent	-10% $612	-5% $685	+0% $757	+5% $829	+10% $902
Rate	-1.0pp $807	-0.5pp $782	base $757	+0.5pp $731	+1.0pp $705

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 Cypress St Unit 921 Harris Sacramento, CA	2.0	1.0	700	$1,950	$2.79	44d	1	0.15mi
4015 May St Sacramento, CA	2.0	1.5	875	$1,850	$2.11	24d	1	0.29mi
3729 Branch St Unit 1 Sacramento, CA	2.0	1.0	680	$1,300	$1.91	2d	1	0.30mi
3829 Belden St Sacramento, CA	2.0	2.0	1001	$2,126	$2.12	44d	1	0.34mi
1138 North Ave Unit A Sacramento, CA	3.0	2.0	900	$2,000	$2.22	2d	1	0.42mi
3616 Branch St Sacramento, CA	2.0	1.0	850	$1,599	$1.88	2d	1	0.44mi
1367 Harris Ave Sacramento, CA	2.0	1.0	600	$1,650	$2.75	2d	1	0.66mi
410 Bell Ave Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,899	$2.60	11d	9	0.70mi
4337 Norwood Ave Sacramento, CA	2.0	2.0	835	$1,895	$2.27	24d	1	0.76mi
4337 Norwood Ave Sacramento, CA	2.0	1.0–2.0	811	$1,945	$2.40	4d	9	0.76mi
4337 Norwood Ave Sacramento, CA	2.0	1.0	788	$1,895	$2.40	18d	1	0.76mi
385 Bell Ave Sacramento, CA	2.0	1.0	890	$1,459	$1.64	8d	1	0.78mi
3307 Belden St Sacramento, CA	2.0	1.0	768	$2,200	$2.86	2d	1	0.80mi
310 Graves Ave Sacramento, CA	2.0	1.0	800	$1,725	$2.16	2d	1	0.96mi
3707 1/2 Marysville Blvd Sacramento, CA	1.0	1.0	750	$1,395	$1.86	44d	1	0.99mi
600 Las Palmas Ave Unit 7 Sacramento, CA	1.0	1.0	550	$1,345	$2.45	15d	1	1.43mi
590 Las Palmas Ave Unit 7 Sacramento, CA	1.0	1.0	650	$1,075	$1.65	2d	1	1.43mi
3196 Kinnaird Way Sacramento, CA	2.0	1.0	830	$1,525	$1.84	22d	1	1.44mi

Listing history 9 events

1. 2026-06-21
   days on market $99,999 Active 12 DOM
2. 2026-06-18
   days on market $99,999 Active 9 DOM
3. 2026-06-17
   days on market $99,999 Active 8 DOM
4. 2026-06-16
   days on market $99,999 Active 7 DOM
5. 2026-06-15
   days on market $99,999 Active 6 DOM
6. 2026-06-13
   days on market $99,999 Active 4 DOM
7. 2026-06-13
   days on market $99,999 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $99,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,997
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$2,909
• Taxable income: $7,967
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $7,173/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed. Painting the exterior and replacing the linoleum flooring would significantly enhance its curb appeal and functionality.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear

Value-add opportunities

• Both paint exterior — enhances curb appeal
• Both replace linoleum flooring — improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal ↑
• Both replace linoleum flooring — improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% 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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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