6805 Douglas Blvd #19 · Granite Bay, CA 95746

$77,000

1 bd · 1.0 ba · 500 sqft · Manufactured · 91 Days on market

Built 1963 Est $60k · 27% over

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Why this score? — see what drove the C+ 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 +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Come and see this beautifully remodeled mobile home in the quiet, clean, and well-managed mobile home park of Granite Bay Estates. This adorable home features a fully remodeled kitchen and bathroom and includes ALL NEW flooring, paint, countertops, cabinets, lighting, water heater, gas range, refrigerator, dishwasher, and so much more! Located near top-ranked schools, beautiful green parks, unlimited outdoor activities, convenient shopping, and much more! Folsom Lake is just minutes away for limitless family fun with boating, water activities and hiking/biking trails. Granite Bay Estates mobile home park features a pristine swimming pool, laundry facilities, guest parking, and is fully mana

Key facts

• Remodeled bathroom
• Remodeled kitchen
• New flooring

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW FLOORING
• NEW PAINT
• NEW COUNTERTOPS
• NEW CABINETS

Property features AI

Finance

• Other: Senior community: No
• HOA & community: No association; Land lease in effect (monthly land lease: $1,295)

Exterior

• Parking: Off-street parking; Attached parking; Guest parking available; Total parking spaces: 1
• Utilities: Cable available; Internet available; Individual gas meter; Natural gas connected; Public water (water district); Public sewer; Electric service: other
• Home design: Manufactured in park (single wide); Fleetwood make; Single-story; Built in 1963; Updated/remodeled; Entry located within manufactured home community; Facing direction not specified
• Construction: Vinyl skirting; Elastomeric and metal roof
• Exterior features: Patio awning; Covered patio; Storage shed(s)/area; Regular lot shape with landscaped front and back

Interior

• Kitchen: Stone countertops; Free standing gas range; Hood over range; Dishwasher; Microwave; Free standing refrigerator
• Bedrooms: 1 bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Ductless heating; Electric heating; Gas (natural gas) heating; Wall unit cooling; Ductless cooling; Window units; Multi-zone cooling; Gas water heater
• Interior features: Updated/remodeled interior; Covered patio; Patio awning; Storage area; Dual-pane partial windows; Living room with flexible layout (other)
• Laundry & utility: Laundry hookups in kitchen; Electric and gas hookups

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.0% vs local median 1.2% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 164 active listings in the ZIP; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent is only 15% of the median local income ($183k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,070 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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: 2.95% ✓
• Cap rate: 25.98%
• Cash-on-cash: 70.31%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $60,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6805 Douglas Blvd #96	0.00mi	2/1.0 (+1)	566 (+13%)	21mo	$75,000	$133	56
9060 Auburn Folsom Rd #21	0.68mi	1/1.0	490 (-2%)	20mo	$42,000	$86	49
8880 Auburn Folsom Blvd #52	0.57mi	1/1.0	430 (-14%)	9mo	$52,000	$121	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.9%
• Equity multiple: 4.15×
• Total profit: $68,008
• Equity at exit: $11,481

10-year hold

• IRR: 73.9%
• Equity multiple: 8.56×
• Total profit: $162,954
• Equity at exit: $6,658

Cash invested: $21,560 (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 95746

• Active inventory: 164
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,263

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,316	-5% $1,290	+0% $1,263	+5% $1,237	+10% $1,210
Rent	-10% $1,084	-5% $1,173	+0% $1,263	+5% $1,353	+10% $1,443
Rate	-1.0pp $1,302	-0.5pp $1,283	base $1,263	+0.5pp $1,243	+1.0pp $1,223

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-07
   statusdays on market $77,000 Pending 91 DOM
2. 2026-06-03
   days on market $77,000 Active 90 DOM
3. 2026-06-02
   days on market $77,000 Active 89 DOM
4. 2026-06-01
   days on market $77,000 Active 88 DOM
5. 2026-05-31
   days on market $77,000 Active 87 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: $27,270
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$2,240
• Taxable income: $14,814
• Est. tax owed @ 24.0%: −$3,555
• After-tax cash flow: $11,603/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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