6154 S Walnut St #40 · Loomis, CA 95650

$187,995

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 182 Days on market

Built 2017 Est $207k · 9% under ↓ 14% 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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent Value with Instant Equity! Recent comparable sales $215,000 make this a fantastic opportunity. This 2017 Champion manufactured home offers approximately 1,400 sq. ft. of comfortable living space with a flexible floor plan featuring. 2 bedrooms plus an office/den, or optional 3rd bedroom. Move-in ready with numerous upgrades, including window blinds, custom vinyl flooring, and baseboards, and fresh interior and exterior paint. Enjoy year-round comfort with central Heat & A/C, ceiling fans, LED recessed lighting, and exterior sun screens. The home also includes a carport and storage shed, all new toilets, and appliances including refrigerator, gas stove/oven, microwave, dishwa

Key facts

• Pantry
• Premium corner lot
• Central location

Tags

• PREMIUM CORNER LOT
• CENTRAL LOCATION
• GRANITE COUNTERTOPS
• BAR SEATING
• PANTRY
• CUSTOM RECESSED LIGHTING

Property features AI

Finance

• Other: Mobile home dimensions approximately 24' x 60'; Estimated living area; One shed on the property
• Financial info: Land lease ($1,100 monthly; rent includes trash, water, sewer)
• HOA & community: Part of an association; Park name: Sierra Gateway; Manager approval required; Community features include street lighting and park

Exterior

• Parking: Covered parking; Attached carport (1 space); Guest parking and driveway-level access
• Security: Carbon monoxide detector(s); Fire and smoke detection system
• Utilities: District/Public water connected; Public sewer connected; Natural gas connected; Electricity connected (standard); Telephone on property
• Home design: Single-story; Mobile home (model CM3602L) remains on site; Turnkey condition; Entry level: 1; Access via city streets and private road; paved road frontage
• Construction: Shingle roof; Hardboard exterior with siding skirt; Drywall interior walls; Pillar/post/pier foundation; Year built per public records (source: public records)
• Exterior features: Covered front porch and patio; Patio; Rain gutters; Wood fencing (property fenced); Shed (1); Corner lot, landscaped; Park nearby; Street lighting

Interior

• Kitchen: Gas range and gas oven; Granite counters; Walk-in pantry
• Bedrooms: Primary bedroom; Main floor bedroom; Office/den (flex room)
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Double sinks in bath(s); Walk-in shower; Bathtub; Linen closet/storage; Granite counters
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Ceiling fan; Pantry; Recessed lighting; Open floor plan; Granite counters; Double-pane windows with blinds and screens; Carbon monoxide detector(s) and fire/smoke detection system; Front porch or back entry
• Laundry & utility: Inside laundry in a dedicated room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $188k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 1.1% in Loomis — 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 (#376 in CA) — a middle-class / working-renter tenant base. Strengths: schools A, employment A-, crime B+; Watch: amenities F, commute F, cost of living F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 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.
• 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 $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $165,435 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.52% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.77%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $207,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6154 S Walnut St #9	0.00mi	3/2.0 (+1)	1,446 (+3%)	10mo	$214,500	$148	81
6154 S Walnut St #8	0.00mi	3/2.0 (+1)	1,440 (+3%)	16mo	$139,999	$97	77
6154 S Walnut St #10	0.00mi	3/2.0 (+1)	1,266 (-10%)	8mo	$214,900	$170	72

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $30,398
• Equity at exit: $28,031

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $104,958
• Equity at exit: $16,254

Cash invested: $52,639 (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 95650

• Active inventory: 87
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,853 medium
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $955

Break-even live

Break-even rent $1,645

Max offer price $187,995

Occupancy floor 62%

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: $46,999
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3207 Kathy Way Loomis, CA	3.0	2.0	1215	$2,750	$2.26	2d	1	1.08mi
5002 Jewel St Rocklin, CA	1.0–3.0	1.0–2.0	1082	$2,658	$2.45	2d	13	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $187,995 Active 182 DOM
2. 2026-06-17
   days on market $187,995 Active 181 DOM
3. 2026-06-16
   days on market $187,995 Active 180 DOM
4. 2026-06-15
   days on market $187,995 Active 179 DOM
5. 2026-06-13
   days on market $187,995 Active 177 DOM
6. 2026-06-13
   days on market $187,995 Active 176 DOM
7. 2026-06-09
   days on market $187,995 Active 173 DOM
8. 2026-06-08
   days on market $187,995 Active 172 DOM
9. 2026-06-07
   days on market $187,995 Active 171 DOM
10. 2026-06-03
    days on market $187,995 Active 167 DOM
11. 2026-06-02
    days on market $187,995 Active 166 DOM
12. 2026-06-01
    days on market $187,995 Active 165 DOM
13. 2026-05-31
    days on market $187,995 Active 164 DOM
14. 2026-05-10
    price $187,995
15. 2026-04-27
    price $195,500
16. 2026-02-24
    price $199,500
17. 2026-02-04
    price $207,500
18. 2026-01-06
    price $209,000
19. 2025-12-18
    listed $219,000 Active

ⓘ 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 9/10 Extreme
• 🌡 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 32 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,239
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − Depreciation: −$5,469
• Taxable income: $9,002
• Est. tax owed @ 24.0%: −$2,160
• After-tax cash flow: $9,298/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — Loomis

• Score: 65/100
• State rank: #376
• US rank: #12901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loomis, CA
• County: Placer County · 390,510 people
• City population: 13,405
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 13,405
• Household income: $117,912
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 175.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -437.22%
• Current HPI: 318.2743
• 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

Price history

-14.2% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $187,995 CRMLS
• 2026-04-27 Price Changed $195,500 CRMLS
• 2026-02-24 Price Changed $199,500 CRMLS
• 2026-02-04 Price Changed $207,500 CRMLS
• 2026-01-06 Price Changed $209,000 CRMLS
• 2025-12-18 Listed $219,000 CRMLS