30 Calle Susana · Elk Grove, CA 95624

$129,000

3 bd · 2.0 ba · 800 sqft · Manufactured · 202 Days on market

Built 1977 ↓ 7% since listing

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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
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Your Dream Senior Living Retreat in Elk Grove's Premier 55+ Community! Discover the perfect blend of space, comfort, and lifestyle in this exceptional 2,040 square foot manufactured home located in the highly sought-after Oaks MHC. As one of the largest residences in the community, this impressive 3-bedroom, 2-bath home offers the room and amenities you've been searching for. This home is move-in ready with beautifully updated interiors featuring fresh paint throughout and brand-new laminate flooring that flows seamlessly through the spacious living areas. The well-appointed kitchen boasts generous counter space, abundant cabinetry for all your storage needs, and an electric range—perfect for the home chef. Enjoy enhanced privacy with this thoughtfully situated home that backs directly onto expansive open space, providing serene views and tranquility with neighbors only on either side. This rare positioning offers a sense of openness you won't find in most mobile home parks

Key facts

• Electric range
• Expansive open space
• Enhanced privacy

Tags

• UPDATED INTERIORS
• GENEROUS COUNTER SPACE
• ABUNDANT CABINETRY
• ELECTRIC RANGE
• ENHANCED PRIVACY
• EXPANSIVE OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 2.8% in Elk Grove — 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 (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living 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: Florence Markofer Elementary (math 35% / reading 36%, grade F, #709 of 1,571 statewide, top 45%, 625 students, 40% FRL); Joseph Kerr Middle (math 38% / reading 51%, grade D, #130 of 498 statewide, top 27%, 791 students, 40% FRL); Elk Grove High (math 43% / reading 58%, grade D+, #324 of 1,170 statewide, top 28%, 1,774 students, 31% FRL).
• Market conditions: Rents flat; 243 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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 + 0.1% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($114k) 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 B-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?
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: 1.89% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.35%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $81,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Calle Maria	0.05mi	2/2.0 (-1)	880 (+10%)	12mo	$89,500	$102	66

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.06×
• Total profit: $38,148
• Equity at exit: $19,234

10-year hold

• IRR: 32.3%
• Equity multiple: 3.54×
• Total profit: $91,660
• 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 95624

• Rents YoY: 0.1%
• Active inventory: 243
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,034

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,123	-5% $1,079	+0% $1,034	+5% $989	+10% $945
Rent	-10% $841	-5% $938	+0% $1,034	+5% $1,130	+10% $1,227
Rate	-1.0pp $1,099	-0.5pp $1,067	base $1,034	+0.5pp $1,001	+1.0pp $967

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9508 Emerald Park Dr #1 Elk Grove, CA	2.0	1.0	800	$1,995	$2.49	46d	1	0.70mi
9672 Gage St Elk Grove, CA	2.0	2.0	993	$1,850	$1.86	46d	1	0.78mi
9150 Plaza Park Dr Elk Grove, CA	2.0	1.0	1000	$1,900	$1.90	0d	1	0.83mi
9590 2nd Ave Elk Grove, CA	2.0	1.0	812	$2,195	$2.70	46d	1	0.92mi
9101 Vernetta Way Elk Grove, CA	3.0	1.5	1080	$2,450	$2.27	10d	1	1.12mi
8947 Rancho Grande Ct Unit 8947 Elk Grove, CA	2.0	2.0	980	$1,895	$1.93	6d	1	1.19mi
8960 Laguna Vista Ct Elk Grove, CA	2.0	2.0	950	$2,150	$2.26	10d	1	1.21mi
9262 Terra Linda Dr Elk Grove, CA	3.0	2.0	1080	$2,500	$2.31	14d	1	1.24mi
8709 Sangria Ct Elk Grove, CA	3.0	2.0	1080	$2,650	$2.45	20d	1	1.28mi
8709 Sangria Ct Elk Grove, CA	3.0	2.0	1080	$2,650	$2.45	0d	1	1.28mi
9241 Elk Grove Florin Rd Unit 220 Elk Grove, CA	2.0	2.0	1030	$2,195	$2.13	10d	1	1.43mi
9243 Elk Grove Florin Rd Unit 104 Elk Grove, CA	2.0	2.0	1030	$2,275	$2.21	46d	1	1.43mi
9233 Elk Grove Florin Rd Unit 238 Elk Grove, CA	2.0	2.0	1030	$2,350	$2.28	0d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $129,000 Active 202 DOM
2. 2026-06-18
   days on market $129,000 Active 199 DOM
3. 2026-06-17
   days on market $129,000 Active 198 DOM
4. 2026-06-16
   days on market $129,000 Active 197 DOM
5. 2026-06-15
   days on market $129,000 Active 196 DOM
6. 2026-06-13
   days on market $129,000 Active 194 DOM
7. 2026-06-13
   days on market $129,000 Active 193 DOM
8. 2026-06-09
   days on market $129,000 Active 190 DOM
9. 2026-06-08
   days on market $129,000 Active 189 DOM
10. 2026-06-07
    days on market $129,000 Active 188 DOM
11. 2026-06-05
    days on market $129,000 Active 185 DOM
12. 2026-06-03
    days on market $129,000 Active 184 DOM
13. 2026-06-02
    days on market $129,000 Active 183 DOM
14. 2026-06-01
    days on market $129,000 Active 182 DOM
15. 2026-05-31
    days on market $129,000 Active 181 DOM
16. 2026-01-07
    price $149,000 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to Your Dream Senior Living Retreat in Elk Grove's Premier 55+ Community! Discover the perfect blend of space, comfort, and lifestyle in this exceptional 2,040 square foot manufactured home located in the highly sought-after Oaks MHC. As one of the largest residences in the community, this impressive 3-bedroom, 2-bath home offers the room and amenities you've been searching for. This home is move-in ready with beautifully updated interiors featuring fresh paint throughout and brand-new laminate flooring that flows seamlessly through the spacious living areas. The well-appointed kitchen boasts generous counter space, abundant cabinetry for all your storage needs, and an electric range—perfect for the home chef. Enjoy enhanced privacy with this thoughtfully situated home that backs directly onto expansive open space, providing serene views and tranquility with neighbors only on either side. This rare positioning offers a sense of openness you won't find in most mobile home parks

17. 2025-12-01
    listed $160,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to Your Dream Senior Living Retreat in Elk Grove's Premier 55+ Community! Discover the perfect blend of space, comfort, and lifestyle in this exceptional 2,040 square foot manufactured home located in the highly sought-after Oaks MHC. As one of the largest residences in the community, this impressive 3-bedroom, 2-bath home offers the room and amenities you've been searching for. This home is move-in ready with beautifully updated interiors featuring fresh paint throughout and brand-new laminate flooring that flows seamlessly through the spacious living areas. The well-appointed kitchen boasts generous counter space, abundant cabinetry for all your storage needs, and an electric range—perfect for the home chef. Enjoy enhanced privacy with this thoughtfully situated home that backs directly onto expansive open space, providing serene views and tranquility with neighbors only on either side. This rare positioning offers a sense of openness you won't find in most mobile home parks

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,248
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$3,753
• Taxable income: $11,010
• Est. tax owed @ 24.0%: −$2,642
• After-tax cash flow: $9,766/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 — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 67,630
• Household income: $125,332
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1160.0

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: White 37% Asian 28% Hispanic / Latino 17% Two or more races 14% Black 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2% Russian 1%
• Foreign-born: 25% · Vietnam, Canada, China
• Languages at home: 66% English-only · Other Indo-European 7% Spanish 6% Vietnamese 6%

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: ▼ -416.87%
• Current HPI: 308.8294
• Rent YoY: ▲ 0.13%
• 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

-6.9% since first listed

2 events — show timeline

• 2026-01-07 Price Changed $149,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-01 Listed $160,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1.3%/yr

Latest (2025): $88 · -4.0% YoY. Source: county tax records.