3901 Lake Rd #130 · West Sacramento, CA 95691

$99,950

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 90 Days on market

Built 1972

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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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

It's all here; this MOTIVATED SELLER has done the work, and is flexible on negotiating Concessions! Enjoy peace of mind with this one! If you have been waiting for a great property in the Senior Community of Valhalla Estates, you have found your home! This home comes equipped with updated Central Heating & Air, Ceiling Fans in every room, Dual Pane Windows complete with New 2025 Cordless Blinds, and a HOME WARRANTY (Provider and Plan is Buyer's choice!) This unique open Floorplan features Large Living Room, Dining Room, and a separate Family Room with sliding door access to the newly carpeted (2025) front Deck/Porch, Spacious Kitchen, Bedrooms, and Two FULL Bathrooms. Both the Centra

Key facts

• Central heating
• Ceiling fans
• Open floorplan

Tags

• CENTRAL HEATING
• AIR
• CEILING FANS
• DUAL PANE WINDOWS
• NEW CORDLESS BLINDS
• OPEN FLOORPLAN

Property features AI

Finance

• Other: Property address: 3901 Lake Rd #130, West Sacramento, CA 95691; Enter park and follow directions to Space 130
• Financial info: Land lease (monthly amount listed separately)
• HOA & community: No association; Senior community

Exterior

• Parking: Attached covered parking; Guest parking available
• Security: Service animals allowed (pets permitted: cats and dogs)
• Utilities: Public water; Public sewer; Natural gas connected and gas plumbed; Individual electric and gas meters; 220 volts in kitchen and laundry
• Home design: Manufactured in park, double wide; Built in 1972; Updated/remodeled condition; Located in a senior community; Located in a land-lease space (space 130) with monthly land lease
• Construction: Fleetwood manufactured home; Metal skirting; Elastomeric and metal roof
• Exterior features: Patio awning; Carport awning; Porch awning; Covered porch and covered deck; Porch steps; Landscaped front and back; Storage, outbuilding, workshop and sheds

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Hood over range; Dishwasher; Disposal; Breakfast area; Pantry closet; Laminate counters; Dining bar / kitchen-family combo
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Laminate; Linoleum; Wood
• Bathrooms: 2 full bathrooms; Double sinks; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fans
• Interior features: Updated/remodeled interior; Deck attached to living room and family room; Great room; Storage area; Window coverings and screens; Dual pane windows
• Laundry & utility: Washer and dryer included; Inside laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% 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 rising (+1.9%/yr); 151 active listings in the ZIP; solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 of loan paydown is wiped out by about $3k 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 + 1.9% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,953 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.20% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.02%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 2.72×
• Total profit: $48,236
• Equity at exit: $14,903

10-year hold

• IRR: 46.6%
• Equity multiple: 5.23×
• Total profit: $118,315
• Equity at exit: $8,642

Cash invested: $27,986 (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 95691

• Home prices YoY: -35.0%
• Rents YoY: 1.9%
• Active inventory: 151
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,499/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,050

Break-even live

Break-even rent $874

Max offer price $99,950

Occupancy floor 47%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $99,950 Active 90 DOM
2. 2026-06-18
   days on market $99,950 Active 89 DOM
3. 2026-06-17
   days on market $99,950 Active 88 DOM
4. 2026-06-16
   days on market $99,950 Active 87 DOM
5. 2026-06-15
   days on market $99,950 Active 86 DOM
6. 2026-06-14
   days on market $99,950 Active 84 DOM
7. 2026-06-12
   days on market $99,950 Active 83 DOM
8. 2026-06-09
   days on market $99,950 Active 80 DOM
9. 2026-06-08
   days on market $99,950 Active 79 DOM
10. 2026-06-07
    days on market $99,950 Active 78 DOM
11. 2026-06-07
    days on market $99,950 Active 77 DOM
12. 2026-06-04
    days on market $99,950 Active 74 DOM
13. 2026-06-02
    days on market $99,950 Active 73 DOM
14. 2026-06-01
    days on market $99,950 Active 72 DOM
15. 2026-05-31
    remarks 695-char remark
16. 2026-05-31
    listed $99,950 Active 71 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 6/10 Major 26% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,442
• − Mortgage interest: −$5,599
• − Property taxes: −$1,499
• − Insurance: −$500
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$2,908
• Taxable income: $11,706
• Est. tax owed @ 24.0%: −$2,809
• After-tax cash flow: $9,791/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): 40,143
• Household income: $104,750
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1109.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 29% Two or more races 17% Asian 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 69% English-only · Spanish 15% Other Indo-European 6% Russian/Polish/Slavic 3%

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: ▼ -170.47%
• Current HPI: 316.9399
• Rent YoY: ▲ 1.87%
• 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