224 Lafayette · Roseville, CA 95678

$179,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 31 Days on market

Built 1988 4,356 sqft lot Est $181k · 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 +8.1/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the prestigious Diamond K Estates, one of Roseville's premier active 55+ communities, this spacious and beautifully maintained home offers the perfect blend of comfort, lifestyle, and convenience. Offering approximately 1,620 square feet, this 3-bedroom, 2-bath home is a light and inviting floor plan featuring a spacious great room, large dining area, laminate flooring, plantation shutters, ceiling fans, and a separate laundry room with built-in cabinetry. The updated kitchen showcases crisp newer cabinetry, bar seating and opens comfortably into the living spaces, creating an ideal setup for both everyday living and entertaining. A newer HVAC adds comfort and efficiency year-rou

Key facts

• Flexible bonus space
• Workshop area
• Updated kitchen

Tags

• FLEXIBLE BONUS SPACE
• UPDATED KITCHEN
• REMODELED PRIMARY BATHROOM
• ENCLOSED PATIO
• INSULATED ATTACHED GARAGE
• WORKSHOP AREA

Property features AI

Finance

• Financial info: Land lease payment of $1,685
• HOA & community: No homeowners association; Located in a senior community; Land lease required

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; 220V in kitchen; 220V in laundry
• Home design: Manufactured home in park, double wide; Single-story (double wide manufactured); Built in 1988; Updated/remodeled; Fleetwood Homes manufacturer
• Construction: Composition roof; Wood skirting; Manufactured construction
• Exterior features: Landscaped front and back; Covered patio

Interior

• Kitchen: Built-in gas oven; Gas cooktop; Range hood; Dishwasher; Disposal; Laminate countertops
• Bedrooms: 3 bedrooms including master bedroom
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Bathrooms with double sinks; Jetted tub; Tile finishes; Tub with shower over; Separate shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Updated/remodeled interior; Covered patio; Dual-pane windows with window coverings; Cathedral/vaulted living room; Laminate counters in kitchen; Pets allowed
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

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 ($3k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 170 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 34% of the median local income ($101k/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 $5k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (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. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.03%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Lafayette Dr #227	0.04mi	3/2.0	1,624 (+0%)	11mo	$190,000	$117	88
300 Lafayette Dr	0.12mi	3/2.0	1,608 (-1%)	9mo	$180,000	$112	86
290 Lafayette	0.03mi	2/2.0 (-1)	1,708 (+5%)	5mo	$175,900	$103	80
154 Brunswick	0.11mi	3/2.0	1,440 (-11%)	2mo	$190,000	$132	75
27 Hancock Dr	0.19mi	2/2.0 (-1)	1,790 (+10%)	0mo	$189,000	$106	68
255 Kirkwood Dr	0.31mi	3/2.5	1,760 (+9%)	2mo	$134,500	$76	67
173 Livingston	0.06mi	2/2.0 (-1)	1,440 (-11%)	10mo	$120,000	$83	66
144 Kaseberg Dr	0.14mi	2/2.0 (-1)	1,788 (+10%)	8mo	$153,000	$86	64
322 Kaseberg Dr	0.13mi	2/2.0 (-1)	1,440 (-11%)	8mo	$169,900	$118	64
240 Lafayette	0.27mi	2/2.0 (-1)	1,440 (-11%)	2mo	$135,000	$94	62
4 Kaseberg	0.13mi	2/2.0 (-1)	1,440 (-11%)	11mo	$179,000	$124	61
70 Hancock Dr	0.23mi	3/2.0	1,404 (-13%)	11mo	$165,000	$118	58

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.68×
• Total profit: $34,036
• Equity at exit: $26,689

10-year hold

• IRR: 24.7%
• Equity multiple: 3.02×
• Total profit: $101,195
• Equity at exit: $15,477

Cash invested: $50,120 (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 95678

• Rents YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,889 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $1,045

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,169	-5% $1,107	+0% $1,045	+5% $984	+10% $922
Rent	-10% $817	-5% $931	+0% $1,045	+5% $1,160	+10% $1,274
Rate	-1.0pp $1,136	-0.5pp $1,091	base $1,045	+0.5pp $999	+1.0pp $952

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Adora Cir Roseville, CA	2.0	3.0	1225	$3,387	$2.76	5d	1	0.34mi
413 Adora Cir Roseville, CA	1.0–2.0	1.0–2.5	985	$2,885	$2.93	0d	3	0.34mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	3d	1	0.39mi
604 Hovey Way Roseville, CA	3.0	2.0	1169	$2,695	$2.31	3d	1	0.50mi
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	23d	1	0.59mi
304 Diamond Oaks Rd Roseville, CA	3.0	2.0	2116	$3,200	$1.51	12d	1	0.59mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	3d	1	0.68mi
409 Washington Blvd Roseville, CA	3.0	2.0	2000	$1,995	$1.00	3d	1	0.96mi
248 Summer Grove Cir Roseville, CA	3.0	2.0	1160	$2,695	$2.32	3d	1	1.02mi
637 Shelby Ranch Ln Roseville, CA	3.0	2.0	1241	$2,700	$2.18	23d	1	1.03mi
1422 Lorimer Way Roseville, CA	4.0	2.0	1650	$2,795	$1.69	3d	1	1.14mi
189 Hickory St Roseville, CA	3.0	2.5	1525	$2,995	$1.96	0d	1	1.20mi
120 Ivy St Roseville, CA	3.0	2.5	1525	$2,595	$1.70	3d	1	1.29mi
1218 Chablis Cir Roseville, CA	3.0	2.0	1438	$2,495	$1.74	0d	1	1.34mi
129 Vernon St Apt 403 Roseville, CA	2.0	2.0	2112	$4,500	$2.13	9d	1	1.35mi
201 Sapphire Ct Roseville, CA	3.0	3.0	1488	$2,750	$1.85	20d	1	1.39mi
204 Sapphire Ct Roseville, CA	3.0	2.0	1202	$2,775	$2.31	3d	1	1.41mi
412 Avila Dr Roseville, CA	3.0	3.0	1839	$2,900	$1.58	3d	1	1.41mi

Listing history 15 events

1. 2026-06-21
   days on market $179,000 Active 31 DOM
2. 2026-06-18
   days on market $179,000 Active 28 DOM
3. 2026-06-17
   days on market $179,000 Active 27 DOM
4. 2026-06-16
   days on market $179,000 Active 26 DOM
5. 2026-06-15
   days on market $179,000 Active 25 DOM
6. 2026-06-13
   days on market $179,000 Active 23 DOM
7. 2026-06-13
   days on market $179,000 Active 22 DOM
8. 2026-06-09
   days on market $179,000 Active 19 DOM
9. 2026-06-08
   days on market $179,000 Active 18 DOM
10. 2026-06-07
    days on market $179,000 Active 17 DOM
11. 2026-06-05
    days on market $179,000 Active 14 DOM
12. 2026-06-03
    days on market $179,000 Active 13 DOM
13. 2026-06-02
    days on market $179,000 Active 12 DOM
14. 2026-06-01
    days on market $179,000 Active 11 DOM
15. 2026-05-31
    days on market $179,000 Active 10 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,671
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,774
• − Management: −$2,774
• − Depreciation: −$5,207
• Taxable income: $10,310
• Est. tax owed @ 24.0%: −$2,474
• After-tax cash flow: $10,072/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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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