6317 Stagecoach Dr · Foothill Farms, CA 95842

$145,000

3 bd · 2.0 ba · 1,530 sqft · Manufactured public records · 35 Days on market

Built 1995 $95/sqft · 67% above area

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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
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home that blends comfort, style, and functional living. Step inside and be greeted by a spacious living room with LVP flooring and a large window that floods the space with warm natural light. The inviting kitchen features crisp white cabinetry, generous countertop space, and plenty of storage to make meal prep a breeze. The primary bedroom is a cozy retreat with plush carpeting, large windows, and an ensuite bathroom offering a white vanity, shower over tub, and ample closet space. Outside, enjoy the private backyard with a covered patio perfect for relaxing or hosting family and friends. The side yard is ideal for extra storage, gardening, or cre

Key facts

• Private backyard
• Covered patio
• Attached 2-car space

Tags

• LVP FLOORING
• WHITE CABINETRY
• PRIVATE BACKYARD
• COVERED PATIO
• SIDE YARD
• ATTACHED 2-CAR SPACE

Property features AI

Finance

• Other: Located in Sacramento County; directions: Roseville Rd to Long Branch to Stagecoach
• Financial info: No land lease
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; Internet available; 220 volts available in laundry
• Home design: Manufactured home in park; Double wide; Built in 1995; Located in a senior community; Address: 6317 Stagecoach Dr, Sacramento, CA 95842
• Construction: Wood skirting; Manufactured by Golden West
• Exterior features: Composition roof; Other lot features

Interior

• Kitchen: Hood over range; Dishwasher; Disposal; Free-standing gas oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Great room living area; Pantry cabinet; Laminate countertops; Formal dining area
• Laundry & utility: Laundry room inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A; Watch: employment D+, crime F, amenities 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 rising fast (+6.5%/yr); 130 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 41% 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 $1k of loan paydown is wiped out by about $4k 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 + 6.5% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (median comp): $86,834
• List price: $145,000
• Delta: 66.98%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6229 Stagecoach Dr	0.28mi	3/2.0	1,440 (-6%)	2mo	$85,000	$59	75
6304 Marshall Dr #177	0.14mi	2/2.0 (-1)	1,440 (-6%)	13mo	$65,000	$45	68
6214 Gold Dust Dr	0.25mi	3/2.0	1,440 (-6%)	19mo	$129,900	$90	62
6237 Stagecoach Dr #15	0.20mi	3/2.0	1,344 (-12%)	11mo	$125,000	$93	61
6218 Stagecoach Dr	0.28mi	2/2.0 (-1)	1,344 (-12%)	2mo	$85,000	$63	60
6332 Bonanza Dr	0.07mi	2/2.0 (-1)	1,368 (-11%)	22mo	$50,000	$37	56
4612 Long Branch Dr	0.12mi	2/2.0 (-1)	1,344 (-12%)	23mo	$80,000	$60	50

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.18×
• Total profit: $48,049
• Equity at exit: $21,620

10-year hold

• IRR: 36.8%
• Equity multiple: 4.96×
• Total profit: $160,637
• Equity at exit: $12,537

Cash invested: $40,600 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 130
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$760
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $989

Break-even live

Break-even rent $1,088

Max offer price $145,000

Occupancy floor 53%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6200 Osullivan Ln Sacramento, CA	2.0	2.0	1316	$1,775	$1.35	8d	1	0.44mi
6600 Hillsdale Blvd Sacramento, CA	3.0	3.0	1686	$2,600	$1.54	16d	1	0.59mi
6209 Claussen Way North Highlands, CA	4.0	2.0	1600	$2,550	$1.59	15d	1	0.83mi
5720 Brett Dr Sacramento, CA	4.0	2.0	1567	$2,650	$1.69	20d	1	0.84mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	44d	1	0.84mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	2d	1	1.01mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	2d	1	1.07mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	1.09mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	2d	1	1.09mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	1.11mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	20d	1	1.15mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	12d	1	1.16mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	2d	1	1.16mi
6909 Stoneman Dr North Highlands, CA	3.0	1.0	1113	$1,995	$1.79	12d	1	1.21mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	12d	1	1.21mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	2d	1	1.21mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	2d	1	1.25mi
3624 Van Owen St North Highlands, CA	4.0	2.0	1232	$2,200	$1.79	22d	1	1.29mi
4249 Worthington Dr North Highlands, CA	4.0	2.0	1364	$2,500	$1.83	44d	1	1.43mi
4196 Worthington Dr North Highlands, CA	3.0	2.0	1200	$2,350	$1.96	8d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $145,000 Active 35 DOM
2. 2026-06-17
   days on market $145,000 Active 34 DOM
3. 2026-06-16
   days on market $145,000 Active 33 DOM
4. 2026-06-15
   days on market $145,000 Active 32 DOM
5. 2026-06-13
   days on market $145,000 Active 30 DOM
6. 2026-06-13
   days on market $145,000 Active 29 DOM
7. 2026-06-09
   days on market $145,000 Active 26 DOM
8. 2026-06-08
   days on market $145,000 Active 25 DOM
9. 2026-06-07
   days on market $145,000 Active 24 DOM
10. 2026-06-03
    days on market $145,000 Active 20 DOM
11. 2026-06-02
    days on market $145,000 Active 19 DOM
12. 2026-06-01
    days on market $145,000 Active 18 DOM
13. 2026-05-31
    days on market $145,000 Active 17 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $468 · $39/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$634/yr (+$53/mo · 135.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,090
• − Mortgage interest: −$8,122
• − Property taxes: −$468
• − Insurance: −$725
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$4,218
• Taxable income: $10,061
• Est. tax owed @ 24.0%: −$2,415
• After-tax cash flow: $9,458/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: 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 — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% 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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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

Property tax history

+0.5%/yr

Latest (2025): $468 · +1.0% YoY. Source: county tax records.