9060 Auburn Folsom Rd #9 · Granite Bay, CA 95746

$45,000

1 bd · 1.0 ba · 662 sqft · Manufactured · 136 Days on market

Built 1964 Est $59k · 24% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great home in a 55+ community at Ridgeview Park in Granite Bay. This home has 2 dual pane glass sliders, and dual pane windows in the living room, new carpets, new gas stove, and new bathroom floor. Seller also installed a NEW roof about 3 years ago. Additional features of this home are: Possibly make this home into 2 bedrooms, extra sized living room, screened in porch allows for more living space, covered front porch, and carport. Adorable backyard that is fully fenced and backs up to residential homes with lots of mature trees and foliage. Enjoy relaxing in your backyard and/or gardening to create a beautiful retreat! Near public transit, walking paths, Folsom Lake, golf courses, not too

Key facts

• Screened in porch
• New bathroom floor
• New gas stove

Tags

• DUAL PANE GLASS SLIDERS
• DUAL PANE WINDOWS
• NEW GAS STOVE
• NEW BATHROOM FLOOR
• NEW ROOF
• SCREENED IN PORCH

Property features AI

Finance

• Other: Directions provided to property
• Financial info: Land lease listed as $1,011 (land lease flag marked No)
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Attached covered parking; No garage
• Utilities: Gas plumbed; Public sewer; Public water; Electric service listed as 'Other'
• Home design: Manufactured home in a park; Single-wide; Made by New Moon; 1964 construction year
• Construction: Metal roof; Aluminum skirting
• Exterior features: Carport awning; Porch awning; Fenced yard; Shed(s)

Interior

• Kitchen: Free standing gas range; Hood over range; Breakfast room; Laminate counters; Breakfast nook / space in kitchen / dining-living combo
• Bedrooms: One bedroom (master); Space that could be used as a second bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom with tub and shower over
• Heating & cooling: Central heating; Window unit(s) for cooling
• Interior features: Free standing gas range; Range hood; See remarks; Dual-pane partial windows; Screened-in carpeted porch; Porch; Living area with unspecified feature
• Laundry & utility: No laundry (none listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.2% vs local median 1.1% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 165 active listings in the ZIP; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent is only 16% of the median local income ($183k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1964 — 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 A-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: 5.30% ✓
• Cap rate: 48.21%
• Cash-on-cash: 149.70%
• DSCR: 7.66
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $58,918
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9060 Auburn Folsom Rd #22	0.04mi	2/1.0 (+1)	640 (-3%)	2mo	$55,000	$86	86
9060 Auburn Folsom Rd #24	0.04mi	2/1.0 (+1)	720 (+9%)	21mo	$18,000	$25	61
6805 Douglas Blvd #56	0.66mi	2/1.0 (+1)	672 (+2%)	12mo	$60,000	$89	51
6805 Douglas Blvd #36	0.66mi	2/1.0 (+1)	720 (+9%)	10mo	$115,000	$160	41
6805 Douglas Blvd #96	0.66mi	2/1.0 (+1)	566 (-14%)	21mo	$75,000	$133	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $92,857
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 17.66×
• Total profit: $209,915
• Equity at exit: $3,891

Cash invested: $12,600 (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 95746

• Active inventory: 165
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,383 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $1,572

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,603	-5% $1,587	+0% $1,572	+5% $1,556	+10% $1,541
Rent	-10% $1,384	-5% $1,478	+0% $1,572	+5% $1,666	+10% $1,760
Rate	-1.0pp $1,595	-0.5pp $1,583	base $1,572	+0.5pp $1,560	+1.0pp $1,548

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $45,000 Active 136 DOM
2. 2026-06-18
   days on market $45,000 Active 133 DOM
3. 2026-06-17
   days on market $45,000 Active 132 DOM
4. 2026-06-16
   days on market $45,000 Active 131 DOM
5. 2026-06-15
   days on market $45,000 Active 130 DOM
6. 2026-06-13
   days on market $45,000 Active 128 DOM
7. 2026-06-13
   days on market $45,000 Active 127 DOM
8. 2026-06-09
   pricedays on market $45,000 Active 124 DOM
9. 2026-06-08
   days on market $50,000 Active 123 DOM
10. 2026-06-07
    days on market $50,000 Active 122 DOM
11. 2026-06-03
    days on market $50,000 Active 118 DOM
12. 2026-06-02
    days on market $50,000 Active 117 DOM
13. 2026-06-01
    days on market $50,000 Active 116 DOM
14. 2026-05-31
    days on market $50,000 Active 115 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,600
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$1,309
• Taxable income: $19,294
• Est. tax owed @ 24.0%: −$4,631
• After-tax cash flow: $14,232/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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