10035 Mills Station Rd #153 · Rancho Cordova, CA 95827

$107,800

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 39 Days on market

Built 1978 $104/sqft · 22% above area Est $89k · 22% 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 +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Show to your fussiest Buyer. Priced to Sell! Updated Home located in Cordovan All Age Park! Spacious Great Room has an open floorplan overseeing the kitchen and dining area. Newer Countertops, Newer Cabinets and Newer HVAC system. Large Closet in Master Bedroom with designer touches. Laundry Hookups include electric or gas. Super Cute and Super Clean! Upgrades include: Dual Pane Windows, Newer Flooring, Freshly Painted inside and out. Large Shower in the Master Bathroom and Tub with Shower in the hall bathroom. Bathrooms have been updated. Home shows well!

Key facts

• Newer countertops
• Newer cabinets
• Spacious great room

Tags

• SPACIOUS GREAT ROOM
• NEWER COUNTERTOPS
• NEWER CABINETS
• NEWER HVAC SYSTEM
• LARGE CLOSET
• DUAL PANE WINDOWS

Property features AI

Finance

• Other: Located in Sacramento County, CA (postal code 95827); Directions and park-entry details available
• Financial info: Land lease amount listed as $980
• HOA & community: No homeowners association; Not a senior community; Land lease: No (land lease amount listed separately)

Exterior

• Parking: Off-street parking; Attached parking; No enclosed garage; 2 parking spaces
• Security: No specific security features listed
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Double-wide; Trade name: Hillcrest; Manufacturer: Skyline; Facing/entry details not specified
• Construction: Built in 1978; Wood skirting; Composition roof; Updated/remodeled condition
• Exterior features: Carport awning; Shed(s) on property; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Laminate counters; Disposal
• Bedrooms: 2 bedrooms (including a master bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; One tub with shower over; One or more shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled interior; Disposal; Dual-pane full windows; Porch with steps and railing; Great room layout; Dining/family combo
• Laundry & utility: Laundry inside the home; Washer/dryer area in kitchen; Electric and gas hook-up available; 220V in laundry

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 $737 ($9k/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: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 112 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $745 of loan paydown is wiped out by about $3k 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 + 2.4% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,566 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.74% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.32%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $88,623
• List price: $107,800
• Delta: 21.64%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10035 Mills Station Rd #26	0.03mi	2/2.0	1,140 (+10%)	6mo	$82,000	$72	77
2950 Routier Rd #5	0.37mi	2/1.0	1,000 (-4%)	15mo	$80,000	$80	60
175 Dutchess Way #175	0.31mi	3/2.0 (+1)	1,152 (+11%)	23mo	$125,500	$109	44

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.94×
• Total profit: $28,423
• Equity at exit: $16,073

10-year hold

• IRR: 30.7%
• Equity multiple: 3.68×
• Total profit: $80,856
• Equity at exit: $9,321

Cash invested: $30,184 (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 95827

• Rents YoY: 2.4%
• Active inventory: 112
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$565
• Tax est. 1.5%: −$135 /mo · $1,617/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $737

Break-even live

Break-even rent $943

Max offer price $107,800

Occupancy floor 56%

Sensitivity live

Price	-10% $812	-5% $775	+0% $737	+5% $700	+10% $663
Rent	-10% $589	-5% $663	+0% $737	+5% $812	+10% $886
Rate	-1.0pp $792	-0.5pp $765	base $737	+0.5pp $710	+1.0pp $681

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: $26,950
• Closing costs: $3,234
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Routier Rd Sacramento, CA	1.0–2.0	1.0–2.0	790	$1,995	$2.53	3d	15	0.18mi
2725 El Parque Cir Unit A Rancho Cordova, CA	2.0	1.0	800	$1,495	$1.87	44d	1	0.31mi
2850 La Loma Dr Rancho Cordova, CA	2.0	1.0	920	$1,800	$1.96	8d	1	0.35mi
2080 W La Loma Dr Rancho Cordova, CA	1.0–2.0	1.0	650	$1,645	$2.53	18d	3	0.38mi
2625 El Parque Cir Unit D Rancho Cordova, CA	2.0	1.0	880	$1,800	$2.05	44d	1	0.42mi
10281 Mills Station Rd Unit 12 Rancho Cordova, CA	3.0	2.0	1100	$2,200	$2.00	5d	1	0.44mi
10108 Malaga Way Rancho Cordova, CA	2.0	1.0	765	$1,776	$2.32	8d	1	0.45mi
2961 Portsmouth Dr Unit 4 Rancho Cordova, CA	2.0	1.5	900	$1,650	$1.83	13d	1	0.45mi
3250 Laurelhurst Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	1015	$2,275	$2.24	3d	6	0.45mi
3226 Laurelhurst Dr Rancho Cordova, CA	3.0	2.0	1008	$1,900	$1.88	24d	1	0.52mi
10401 Rockingham Dr Rancho Cordova, CA	1.0–2.0	1.0	714	$1,450	$2.03	8d	6	0.60mi
3329 Routier Rd Unit 3329 Sacramento, CA	2.0	1.0	979	$2,000	$2.04	44d	1	0.65mi
10169 Crawford Way Sacramento, CA	2.0	1.0	917	$2,150	$2.34	24d	1	0.66mi
10407 White Rock Rd Unit B Rancho Cordova, CA	2.0	1.0	1000	$2,000	$2.00	44d	1	0.69mi
10181 De Soto Way Unit 10181 Sacramento, CA	2.0	1.0	917	$1,950	$2.13	4d	1	0.69mi
10158 De Soto Way Sacramento, CA	2.0	1.0	900	$2,000	$2.22	17d	1	0.74mi
10421 El Mercado Dr Rancho Cordova, CA	1.0–2.0	1.0	702	$1,651	$2.35	2d	1	0.74mi
10136 Ellenwood Ave Sacramento, CA	3.0	2.5	1418	$2,375	$1.67	44d	1	0.80mi
10240 S White Rock Rd Rancho Cordova, CA	2.0	1.0	802	$1,500	$1.87	44d	1	0.91mi
3545 Mather Field Rd Rancho Cordova, CA	2.0	1.0	604	$1,775	$2.94	2d	5	0.92mi
3466 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	955	$2,411	$2.52	3d	8	0.95mi
9952 Vanguard Dr Sacramento, CA	3.0	2.0	1168	$2,450	$2.10	13d	1	0.95mi
2416 Moraine Cir Rancho Cordova, CA	1.0	1.0	710	$1,188	$1.67	17d	2	1.04mi
10498 Mills Tower Dr Rancho Cordova, CA	2.0	1.0	810	$1,900	$2.35	24d	1	1.06mi
10069 Lincoln Village Dr Sacramento, CA	2.0	1.0	882	$2,049	$2.32	5d	1	1.13mi
10515 Mills Tower Dr Rancho Cordova, CA	1.0–2.0	1.0	665	$1,495	$2.25	11d	1	1.13mi
2830 Mills Park Dr Rancho Cordova, CA	1.0–2.0	1.0	712	$1,525	$2.14	24d	5	1.23mi
10495 Malaga Way Rancho Cordova, CA	3.0	2.0	1203	$2,495	$2.07	21d	1	1.23mi
2910 Weston Way Rancho Cordova, CA	3.0	1.0	1098	$2,460	$2.24	11d	1	1.28mi
10524 Croetto Way Rancho Cordova, CA	2.0	1.0	926	$1,400	$1.51	5d	1	1.32mi
10524 Croetto Way Unit 1 Rancho Cordova, CA	2.0	1.0	926	$1,500	$1.62	24d	1	1.32mi
2643 Furmint Way Unit 3 Rancho Cordova, CA	2.0	1.0	946	$1,695	$1.79	44d	1	1.36mi
3100 Explorer Dr Sacramento, CA	3.0	2.0	1380	$2,575	$1.87	17d	1	1.37mi
1200 Gary Way Carmichael, CA	3.0	2.0	1414	$2,495	$1.76	15d	1	1.42mi
10434 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0–2.0	738	$1,699	$2.30	3d	3	1.43mi
1111 McClaren Dr Carmichael, CA	2.0	1.0	1440	$2,335	$1.62	11d	1	1.46mi
9849 Lincoln Village Dr Unit A Sacramento, CA	2.0	1.0	1100	$1,995	$1.81	44d	1	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $107,800 Active 39 DOM
2. 2026-06-18
   days on market $107,800 Active 36 DOM
3. 2026-06-17
   days on market $107,800 Active 35 DOM
4. 2026-06-16
   days on market $107,800 Active 34 DOM
5. 2026-06-15
   days on market $107,800 Active 33 DOM
6. 2026-06-13
   days on market $107,800 Active 31 DOM
7. 2026-06-13
   days on market $107,800 Active 30 DOM
8. 2026-06-09
   days on market $107,800 Active 27 DOM
9. 2026-06-08
   days on market $107,800 Active 26 DOM
10. 2026-06-07
    days on market $107,800 Active 25 DOM
11. 2026-06-05
    days on market $107,800 Active 22 DOM
12. 2026-06-03
    days on market $107,800 Active 21 DOM
13. 2026-06-02
    days on market $107,800 Active 20 DOM
14. 2026-06-01
    days on market $107,800 Active 19 DOM
15. 2026-05-31
    days on market $107,800 Active 18 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,518
• − Mortgage interest: −$6,038
• − Property taxes: −$1,617
• − Insurance: −$539
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,136
• Taxable income: $7,585
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $7,029/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 21,742
• Household income: $85,841
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 949.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 13% Two or more races 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Subsaharan African 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 14% Russian/Polish/Slavic 10% Other Indo-European 3%

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: ▼ -223.22%
• Current HPI: 349.4168
• Rent YoY: ▲ 2.41%
• 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

-0.4%/yr

Latest (2020): $132 · -2.8% YoY. Source: county tax records.