167 Rimma · Roseville, CA 95661

$108,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 325 Days on market

Built 1978 Est $94k · 14% over

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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
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

* * Motivated seller willing to credit buyer for up to 6 months of space/park rent * * Welcome to 167 Rimma Way, a clean and spacious 2 bed, 2 bath home located in the desirable 55+ community of Country Villa in Roseville. This well-maintained 1,152 sq ft double-wide manufactured home offers a comfortable layout with updated features throughout. Freshly installed carpet in the living room and on the covered deck adds warmth, while durable flooring in high-traffic areas ensures easy upkeep. The home features a large living area that flows into a formal dining space, complete with built-in cabinetry. The kitchen offers ample storage, a gas range, and a convenient layout that opens to a c

Key facts

• Small brick patio
• Covered carport
• Covered front deck

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• COVERED FRONT DECK
• SMALL BRICK PATIO
• GARDEN BOX FOUNDATION
• COVERED CARPORT
• OUTDOOR STORAGE SHED

Property features AI

Finance

• Other: Lot lease amount listed as $1,200
• Financial info: Land lease: No
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking
• Utilities: Individual electric meter; Individual gas meter; 220V outlet in kitchen; Public water; Public sewer
• Home design: Manufactured home in park; Double-wide; Built in 1978; Made by Skyline
• Construction: Wood skirting; Other roof type
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Breakfast area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Living room with flexible layout; Breakfast area off the kitchen; Dining area
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 (+3.5%/yr); 118 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k 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 + 3.5% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 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 1978 — 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 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?
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: 2.01% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.39%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $94,464
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Olga Way	0.13mi	2/2.0	1,152 (0%)	1mo	$90,000	$78	93
71 Lora Way	0.15mi	2/2.0	1,150 (-0%)	15mo	$86,500	$75	80
62 Yefim Way #62	0.08mi	2/2.0	1,152 (0%)	23mo	$94,500	$82	77
164 Rimma Way	0.03mi	2/2.0	1,248 (+8%)	16mo	$122,000	$98	71
10 Rimma Way	0.12mi	2/2.0	1,272 (+10%)	12mo	$83,900	$66	67
7 Rimma Way	0.10mi	2/2.0	1,272 (+10%)	17mo	$135,000	$106	64
145 Rimma Way	0.12mi	2/2.0	1,040 (-10%)	22mo	$85,000	$82	60
66 Yefim Way	0.10mi	2/2.0	1,296 (+12%)	19mo	$95,000	$73	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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.50×
• Total profit: $45,338
• Equity at exit: $16,103

10-year hold

• IRR: 42.2%
• Equity multiple: 5.10×
• Total profit: $123,876
• Equity at exit: $9,338

Cash invested: $30,240 (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 95661

• Rents YoY: 3.5%
• Active inventory: 118
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $968

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,042	-5% $1,005	+0% $968	+5% $930	+10% $893
Rent	-10% $796	-5% $882	+0% $968	+5% $1,053	+10% $1,139
Rate	-1.0pp $1,022	-0.5pp $995	base $968	+0.5pp $940	+1.0pp $911

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 Wildwood Way Apt 1 Roseville, CA	2.0	1.0	900	$1,595	$1.77	2d	1	0.35mi
1812A S Cirby Way Unit B Roseville, CA	2.0	1.0	1000	$2,300	$2.30	2d	1	0.60mi
7898 Claypool Way Citrus Heights, CA	3.0	2.0	1317	$2,500	$1.90	18d	1	1.04mi
8208 Charlotte Ave Citrus Heights, CA	3.0	2.0	1401	$2,750	$1.96	8d	1	1.06mi
1801 Eureka Rd Roseville, CA	1.0–2.0	1.0–2.0	862	$4,222	$4.90	2d	11	1.18mi
8629 El Sobrante Way Orangevale, CA	3.0	2.0	1117	$2,500	$2.24	44d	1	1.35mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	8d	1	1.46mi
1606 Kent Pl Roseville, CA	2.0	1.0	800	$1,799	$2.25	21d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $108,000 Active 325 DOM
2. 2026-06-17
   days on market $108,000 Active 324 DOM
3. 2026-06-16
   days on market $108,000 Active 323 DOM
4. 2026-06-15
   days on market $108,000 Active 322 DOM
5. 2026-06-13
   days on market $108,000 Active 320 DOM
6. 2026-06-13
   days on market $108,000 Active 319 DOM
7. 2026-06-09
   days on market $108,000 Active 316 DOM
8. 2026-06-08
   days on market $108,000 Active 315 DOM
9. 2026-06-07
   days on market $108,000 Active 314 DOM
10. 2026-06-05
    days on market $108,000 Active 311 DOM
11. 2026-06-03
    days on market $108,000 Active 310 DOM
12. 2026-06-02
    days on market $108,000 Active 309 DOM
13. 2026-06-01
    days on market $108,000 Active 308 DOM
14. 2026-05-31
    days on market $108,000 Active 307 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: $26,034
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$3,142
• Taxable income: $10,517
• Est. tax owed @ 24.0%: −$2,524
• After-tax cash flow: $9,086/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): 32,589
• Household income: $105,925
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1617.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Two or more races 13% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Portuguese 2% Italian 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -442.54%
• Current HPI: 274.7033
• Rent YoY: ▲ 3.54%
• 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