116 Leisureville Cir · Woodland, CA 95776

$206,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 61 Days on market

Built 1976 $143/sqft · at area comps Est $202k · at est.

---

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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• ARV discount +6.6/15.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A well kept 2 bedroom 2 bath double wide mobile home on a large corner lot conveniently located in the well established Leisureville Senior Community which is near several shopping centers and has easy access to I5 and Hwy. 113. This mobile home offers many wonder details including several built-ins and comes with washer, dryer, refrigerater, couch, and a Tuff Shed. Leisureville offers many wonderful amenities including weekly activities, clubhouse, pool, hot tub, patio area, pool table, and much more.

Key facts

• Clubhouse
• Hot tub
• Large corner lot

Tags

• LARGE CORNER LOT
• BUILT-INS
• CLUBHOUSE
• POOL
• HOT TUB
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $206k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Recommended offer: $194k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.4% in Woodland — 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 67/100 on livability (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A, housing A; Watch: amenities C-, schools F, cost of living F.
• Woodland Joint Unified (suburban): math 34% / reading 58% proficiency, ranked #171 of 517 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 99 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $58k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $201,894
• List price: $206,000
• Delta: 2.03%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Leisureville Cir	0.09mi	2/2.0	1,440 (0%)	9mo	$210,000	$146	88
24 Leisureville Cir	0.00mi	2/2.0	1,440 (0%)	14mo	$300,000	$208	88
85 Sand Point Dr	0.09mi	2/2.0	1,440 (0%)	16mo	$115,000	$80	83
49 Embassy Dr	0.10mi	2/2.0	1,440 (0%)	16mo	$160,000	$111	83
139 Leisureville Cir	0.09mi	2/2.0	1,344 (-7%)	3mo	$208,500	$155	82
55 Embassy Dr	0.08mi	3/2.0 (+1)	1,440 (0%)	13mo	$235,000	$163	80
35 Leisureville Cir	0.07mi	2/2.0	1,440 (0%)	22mo	$217,000	$151	79
138 Leisureville Cir	0.10mi	2/2.0	1,440 (0%)	21mo	$167,000	$116	78
54 Embassy Dr	0.09mi	2/2.0	1,440 (0%)	22mo	$199,000	$138	77
59 Embassy Dr	0.07mi	2/2.0	1,373 (-5%)	23mo	$265,000	$193	70
76 Sand Point St	0.04mi	2/2.0	1,248 (-13%)	19mo	$155,000	$124	60

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $5,433
• Equity at exit: $30,715

10-year hold

• IRR: 14.2%
• Equity multiple: 2.27×
• Total profit: $73,139
• Equity at exit: $17,811

Cash invested: $57,680 (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 95776

• Home prices YoY: -30.2%
• Rents YoY: 5.4%
• Active inventory: 99
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$258 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $514

Break-even live

Break-even rent $1,802

Max offer price $206,000

Occupancy floor 74%

Sensitivity live

Price	-10% $656	-5% $585	+0% $514	+5% $442	+10% $371
Rent	-10% $320	-5% $417	+0% $514	+5% $610	+10% $707
Rate	-1.0pp $617	-0.5pp $566	base $514	+0.5pp $460	+1.0pp $406

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 Matmor Rd Woodland, CA	2.0	1.0–2.0	893	$1,850	$2.07	3d	3	0.18mi
1455 Hoover Ct Woodland, CA	3.0	2.0	1100	$2,700	$2.45	18d	1	0.50mi
575 Matmor Rd Woodland, CA	1.0–2.0	1.0–2.0	840	$2,105	$2.51	2d	6	0.76mi
1080 Barnes Cir Woodland, CA	3.0	2.0	1242	$2,700	$2.17	5d	1	0.99mi
1231 1/2 Eunice Dr Woodland, CA	2.0	2.5	1196	$2,400	$2.01	44d	1	1.16mi
29 Southwood Dr Woodland, CA	3.0	1.0	1120	$2,595	$2.32	44d	1	1.20mi

Listing history 15 events

1. 2026-06-21
   days on market $206,000 Active 61 DOM
2. 2026-06-18
   days on market $206,000 Active 58 DOM
3. 2026-06-17
   days on market $206,000 Active 57 DOM
4. 2026-06-16
   days on market $206,000 Active 56 DOM
5. 2026-06-15
   days on market $206,000 Active 55 DOM
6. 2026-06-13
   days on market $206,000 Active 53 DOM
7. 2026-06-09
   days on market $206,000 Active 49 DOM
8. 2026-06-08
   days on market $206,000 Active 48 DOM
9. 2026-06-07
   days on market $206,000 Active 47 DOM
10. 2026-06-05
    days on market $206,000 Active 44 DOM
11. 2026-06-03
    days on market $206,000 Active 43 DOM
12. 2026-06-02
    days on market $206,000 Active 42 DOM
13. 2026-06-01
    days on market $206,000 Active 41 DOM
14. 2026-05-31
    days on market $206,000 Active 40 DOM
15. 2026-04-21
    listed $206,000 Active 508-char remark

    Show marketing remark (508 chars)

    A well kept 2 bedroom 2 bath double wide mobile home on a large corner lot conveniently located in the well established Leisureville Senior Community which is near several shopping centers and has easy access to I5 and Hwy. 113. This mobile home offers many wonder details including several built-ins and comes with washer, dryer, refrigerater, couch, and a Tuff Shed. Leisureville offers many wonderful amenities including weekly activities, clubhouse, pool, hot tub, patio area, pool table, and much more.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,427
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$5,993
• Taxable income: $3,066
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $5,428/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: Woodland Joint Unified
• NCES district ID: 0643080
• Math proficiency: 34% ▲ 6.00%
• Reading proficiency: 58% ▲ 15.00%
• Median HH income: $57,556
• Composite: 40.1/100
• National rank: #3803
• State rank: #171 of 517 in CA

Livability — Woodland

• Score: 67/100
• State rank: #314
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, CA
• County: Yolo County · 212,115 people
• City population: 66,420
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,718
• Household income: $106,698
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 654.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Asian 13% Black 2%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 31% Other Indo-European 7% Chinese 2%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.41%
• Current HPI: 276.202
• Rent YoY: ▲ 5.40%
• 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

Price history

1 event — show timeline

• 2026-04-21 Listed $206,000 CRMLS