122 Fostones · Florin, CA 95828

$129,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 5 Days on market

Built 1979 Est $129k · at est.

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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 +7.3/15.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

This gorgeous upgraded mobile home is in great condition and ready for comfortable and convenient living. The heart of this home is the kitchen with stainless steel and a generous granite island, Step outside to enjoy the covered deck, an ideal extension of your living space. This thoughtful addition provides a sheltered area for relaxation, outdoor dining, or simply enjoying the fresh air, regardless of the weather. Comfort and practical design will let you retire in luxury. Ownership includes all the amenities the park has to offer. Welcome home.

Key facts

• Covered deck
• Outdoor dining
• Sheltered area

Tags

• GRANITE ISLAND
• COVERED DECK
• OUTDOOR DINING
• SHELTERED AREA

Property features AI

Finance

• Other: Directions: Gerber to French. Look for the bright Casa De Flores sign. Turn left at the clubhouse and go toward the back; home will be a few houses in on the left.
• Financial info: Land lease not required (listed as No) — noted land lease amount entry present
• HOA & community: No association; Senior community

Exterior

• Parking: Off-street parking; Attached covered parking
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter; Cable and DSL available; 220V in kitchen and laundry
• Home design: Manufactured home in park; Double wide; Updated / remodeled; Built in 1979; Located in a senior community
• Construction: Vinyl skirting; Canyon Crest make (manufactured home); Composition roof; Updated / remodeled construction
• Exterior features: Porch awning; Auto sprinkler system; Landscaped front and back; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range and oven; Free-standing refrigerator; Hood over range; Dishwasher; Disposal; Breakfast area; Stone countertops
• Bedrooms: 3 bedrooms (includes master bedroom)
• Flooring: Carpet on patio (interior flooring details not provided)
• Bathrooms: 2 full bathrooms; Sunken tub, tub with shower over, shower stall(s)
• Heating & cooling: Central heating (gas); Central cooling
• Interior features: Cathedral ceiling; Dual-pane windows with screens; Covered carpeted patio; Storage space
• Laundry & utility: Washer and dryer included (stacked); Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 14.6% vs local median 3.6% in Florin — 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 58/100 on livability (#673 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D, crime F, amenities F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Florin Elementary (math 13% / reading 21%, grade F, #1,340 of 1,571 statewide, top 88%, 494 students, 64% FRL); James Rutter Middle (math 17% / reading 32%, grade F, #277 of 498 statewide, top 73%, 847 students, 65% FRL); Florin High (math 27% / reading 46%, grade F, #602 of 1,170 statewide, top 52%, 1,676 students, 60% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Elk Grove Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 215 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/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 $892 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 + 0.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $128,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Millbrook Cir	0.31mi	2/2.0	1,248 (0%)	1mo	$180,000	$144	84
131 Hibiscus Ave	0.06mi	2/2.0	1,152 (-8%)	1mo	$94,000	$82	84
12 Pina St	0.07mi	2/2.0	1,344 (+8%)	2mo	$75,000	$56	82
8622 Beauxart Cir #39	0.23mi	2/2.0	1,200 (-4%)	1mo	$270,000	$225	82
7 Pina	0.12mi	2/2.0	1,152 (-8%)	3mo	$96,000	$83	79
5 Pina St	0.14mi	2/2.0	1,152 (-8%)	5mo	$108,000	$94	77
57 Robles	0.14mi	2/2.0	1,344 (+8%)	7mo	$109,000	$81	74
103 Dahlia Ave	0.04mi	3/2.0 (+1)	1,400 (+12%)	1mo	$89,000	$64	72
66 Millbrook Cir	0.40mi	2/2.0	1,344 (+8%)	2mo	$205,000	$153	67
7406 Pardis Ln	0.29mi	2/2.0	1,400 (+12%)	2mo	$170,000	$121	65
7406 Pardis Ln	0.29mi	2/2.0	1,400 (+12%)	2mo	$170,000	$121	65
8221 Tiki Ln	0.73mi	3/2.0 (+1)	1,356 (+9%)	2mo	$140,000	$103	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.81×
• Total profit: $29,358
• Equity at exit: $19,234

10-year hold

• IRR: 26.8%
• Equity multiple: 3.03×
• Total profit: $73,324
• Equity at exit: $11,154

Cash invested: $36,120 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 215
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $893

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 55%

Sensitivity live

Price	-10% $982	-5% $937	+0% $893	+5% $848	+10% $803
Rent	-10% $714	-5% $803	+0% $893	+5% $982	+10% $1,071
Rate	-1.0pp $957	-0.5pp $925	base $893	+0.5pp $859	+1.0pp $825

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	0d	15	0.66mi
8620 Tiogawoods Dr Sacramento, CA	3.0	2.0	1137	$2,750	$2.42	9d	1	0.79mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	3d	1	0.79mi
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,950	$2.67	3d	5	1.13mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	25d	1	1.28mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	45d	1	1.40mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	45d	1	1.45mi
8159 Laurel Willow Ln Sacramento, CA	3.0	2.5	1214	$2,396	$1.97	6d	1	1.46mi

Listing history 4 events

1. 2026-06-21
   pricedays on market $129,000 Active 5 DOM
2. 2026-06-18
   days on market $120,000 Active 2 DOM
3. 2026-06-17
   remarks 554-char remark
4. 2026-06-17
   listed $120,000 Active 1 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,099
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$3,753
• Taxable income: $9,204
• Est. tax owed @ 24.0%: −$2,209
• After-tax cash flow: $8,501/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Florin

• Score: 58/100
• State rank: #673
• US rank: #20705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florin, CA
• County: Sacramento County · 1,539,646 people
• City population: 60,532
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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