8181 Folsom Blvd #219 · Sacramento, CA 95826

$138,995

2 bd · 2.0 ba · 1,850 sqft · Manufactured · 6 Days on market

Built 1978 Good condition $75/sqft · 19% above area Est $117k · 19% 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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated mobile home features two master suites plus a room that works perfectly as a home office or third bedroom. Fully renovated with luxury finishes, the interior showcases sleek laminate flooring throughout the main living areas and plush carpet in the bedrooms. The spacious kitchen gives you plenty of room to cook and gather. Major updates include a brand new roof and completed pest clearance so there's nothing to worry about on day one. The backyard has a newly installed fence that makes it a quiet, private space to unwind. One of the best perks all utilities are bundled into one convenient monthly bill through the park, keeping things simple. The community itself is

Key facts

• Two master suites
• Spacious kitchen
• Swimming pool

Tags

• TWO MASTER SUITES
• HOME OFFICE
• SPACIOUS KITCHEN
• NEWLY INSTALLED FENCE
• SWIMMING POOL
• UNBEATABLE LOCATION

Property features AI

Finance

• Financial info: Land lease applies ($920 monthly)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Space for 10 vehicles total; Attached covered parking; Boat storage; Guest parking available
• Utilities: Public water; Public sewer; 220 volts in kitchen and laundry
• Home design: Manufactured home in park (double wide); Silvercrest manufacturer/make; Single-story (manufactured); Built in 1978; Updated and remodeled
• Construction: Composition roof; Skirting: wood and metal; Manufactured construction (double wide)
• Exterior features: Backyard with landscaping in front and back; Fenced yard; Storage shed / outbuilding; Covered patio; Porch with steps and railing

Interior

• Kitchen: Built-in electric range; Electric cooktop; Hood over range; Dishwasher; Disposal; Freestanding refrigerator; Pantry cabinet; Slab countertops; Breakfast area
• Bedrooms: 2 bedrooms (3rd possible)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Double sinks, sunken tub, tile, tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled interior; Built-in electric range, electric cooktop, hood over range; Dishwasher, disposal, freestanding refrigerator; Pantry cabinet and slab counters in the kitchen; Breakfast area and breakfast nook / dining bar / dining-family combo; Great room living area; Media room, office, family room, living room, master bedroom; Porch steps, railed entry and covered patio; Pets allowed; Energy-efficient appliances, lighting, cooling, roof, thermostat, water heater and heating
• Laundry & utility: Washer and dryer included; Inside laundry room; Gas hook-up available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 13.8% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: crime F, cost of living F.
• 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.
• Zoned schools: Leonardo Da Vinci (797 students, 35% FRL); Rosemont High (1,514 students, 61% FRL) — zoned schools average 48% FRL vs 63% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.3%/yr); 125 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 34% 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 $961 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $138,995

Questions for the listing agent

1. Built in 1978 — 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: 1.67% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $116,970
• List price: $138,995
• Delta: 19.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8181 Folsom Blvd #263	0.00mi	2/2.0	1,640 (-11%)	3mo	$74,000	$45	78
8181 Folsom Blvd #159	0.13mi	2/2.0	1,600 (-14%)	2mo	$82,500	$52	69

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: 17.3%
• Equity multiple: 1.67×
• Total profit: $26,191
• Equity at exit: $20,725

10-year hold

• IRR: 23.6%
• Equity multiple: 2.75×
• Total profit: $68,123
• Equity at exit: $12,018

Cash invested: $38,919 (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 95826

• Rents YoY: -0.3%
• Active inventory: 125
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $871

Break-even live

Break-even rent $1,216

Max offer price $138,995

Occupancy floor 57%

Sensitivity live

Price	-10% $967	-5% $919	+0% $871	+5% $823	+10% $775
Rent	-10% $688	-5% $779	+0% $871	+5% $963	+10% $1,054
Rate	-1.0pp $941	-0.5pp $906	base $871	+0.5pp $835	+1.0pp $798

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: $34,749
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8351 La Riviera Dr Sacramento, CA	3.0	2.5	1370	$2,400	$1.75	45d	1	0.81mi
2920 Ramona Ave Sacramento, CA	1.0–4.0	1.0–4.0	1000	$2,505	$2.50	9d	1	0.90mi
8632 Midfield Way Sacramento, CA	3.0	2.0	1286	$2,695	$2.10	0d	1	0.92mi
8665 Everglade Dr Sacramento, CA	3.0	2.0	1282	$2,495	$1.95	45d	1	1.01mi
6940 McQuillan Cir Sacramento, CA	3.0	2.0	1551	$2,550	$1.64	45d	1	1.19mi
314 Elmhurst Cir Sacramento, CA	2.0	2.5	1748	$2,995	$1.71	45d	1	1.29mi
153 Waterglen Cir Sacramento, CA	3.0	2.0	1386	$3,100	$2.24	9d	1	1.33mi
2503 American River Dr Sacramento, CA	2.0	2.0	1300	$1,950	$1.50	45d	1	1.39mi
1500 67th St Sacramento, CA	1.0–5.0	1.0–5.0	1035	$1,169	$1.13	4d	60	1.39mi
2491 American River Dr Unit 2489 Sacramento, CA	2.0	2.0	1350	$2,200	$1.63	21d	1	1.40mi
2491 American River Dr Sacramento, CA	2.0	2.0	1350	$2,095	$1.55	45d	1	1.40mi
248 Hartnell Pl Sacramento, CA	3.0	2.5	1613	$2,395	$1.48	45d	1	1.49mi
8 Saratoga Cir Sacramento, CA	2.0	2.0	1480	$2,500	$1.69	23d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $138,995 Active 6 DOM
2. 2026-06-18
   days on market $138,995 Active 3 DOM
3. 2026-06-17
   days on market $138,995 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $138,995 Active 1 DOM
5. 2026-06-01
   days on market $139,995 Active 28 DOM
6. 2026-05-31
   days on market $139,995 Active 27 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 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: $27,821
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$4,043
• Taxable income: $8,760
• Est. tax owed @ 24.0%: −$2,102
• After-tax cash flow: $8,349/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This beautifully updated mobile home is in good condition with minor cosmetic improvements needed. It offers a spacious kitchen, well-maintained exterior, and a private backyard. Upgrades in painting, flooring, and appliances would significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Upgrading the flooring in the bathrooms — Improves the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Upgrading the flooring in the bathrooms — Improves the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting outdoor space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 40,165
• Household income: $82,127
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2433.0

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 0.70)
• Race & ethnicity: White 47% Hispanic / Latino 23% Two or more races 14% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 3% Subsaharan African 2% Russian 2%
• Foreign-born: 15% · Canada, South Korea, China
• Languages at home: 75% English-only · Spanish 11% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -408.80%
• Current HPI: 325.179
• Rent YoY: ▼ -0.33%
• 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