104 Village Cir · Sacramento, CA 95838

$175,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured · 204 Days on market

Built 2022 Est $153k · 14% 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath, 1,392 sq. ft. manufactured home in the desirable Village Green community of Sacramento. Bright and inviting, the home features numerous windows that fill the living spaces with natural light. The well-appointed kitchen offers ample cupboard space and modern appliances, making meal prep simple and enjoyable. Just off the kitchen, the dining room provides the perfect setting for family meals and gatherings. All three bedrooms are cozy and comfortable, offering a peaceful sense of privacy. The spacious primary suite includes an adjoining bathroom with a shower and bathtub for added convenience and relaxation. Located in a wonderful, family-friendly p

Key facts

• Manufactured home
• Ample cupboard space
• Modern appliances

Tags

• MANUFACTURED HOME
• VILLAGE GREEN COMMUNITY
• NUMEROUS WINDOWS
• WELL-APPOINTED KITCHEN
• AMPLE CUPBOARD SPACE
• MODERN APPLIANCES

Property features AI

Finance

• Other: Pets allowed: cats and dogs OK; pet policy negotiable; Furnished status negotiable
• Financial info: Land lease amount noted separately
• HOA & community: No homeowners association; Not a senior community; Land lease not required (land lease: No)

Exterior

• Parking: Covered parking; no garage
• Utilities: Cable available; Internet available; Natural gas connected; Electric: Other; Public sewer; Public water
• Home design: Manufactured home located in a park; Double-wide unit; Original condition; Year built 2022
• Construction: Fiberglass skirting; Manufactured home by Skyline/Champion
• Exterior features: Shingle roof; Shed(s) on the property; Lot described with 'Other' features

Interior

• Kitchen: Free-standing refrigerator; Gas cooktop; Dishwasher; Free-standing electric oven; Kitchen island; Synthetic countertops
• Bedrooms: 3 bedrooms (including a master bedroom)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Covered deck and additional porch space; Patio/porch listed as 'Other'; Great room living area; Island kitchen with synthetic counters; Window upgrades: caulked/sealed and dual-pane full
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: schools D+, crime F, cost of living F.
• Robla Elementary (urban): math 29% / reading 38% proficiency, ranked #923 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.7%/yr); 164 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 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?
5. 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?
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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $153,120
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Village Cir #152	0.04mi	3/2.0	1,344 (-3%)	8mo	$125,000	$93	86
110 Village Cicle	0.06mi	3/2.0	1,440 (+3%)	10mo	$98,000	$68	83
88 Village Cir	0.05mi	3/2.0	1,248 (-10%)	0mo	$136,900	$110	80
194 Village Cir	0.11mi	3/2.0	1,440 (+3%)	13mo	$187,000	$130	78
81 Village Cir	0.05mi	3/2.0	1,400 (+1%)	24mo	$212,900	$152	77
135 Village Cir	0.06mi	3/2.0	1,440 (+3%)	22mo	$210,000	$146	73
62 Kit Ln	0.02mi	2/2.0 (-1)	1,344 (-3%)	23mo	$110,000	$82	69
4 Commodore Ct	0.26mi	3/2.0	1,440 (+3%)	20mo	$187,500	$130	66
192 Village Cir #192	0.12mi	3/2.0	1,570 (+13%)	14mo	$169,000	$108	62

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,843
• Equity at exit: $26,093

10-year hold

• IRR: 8.5%
• Equity multiple: 1.56×
• Total profit: $27,504
• Equity at exit: $15,131

Cash invested: $49,000 (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 95838

• Rents YoY: -2.7%
• Active inventory: 164
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $611

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 68%

Sensitivity live

Price	-10% $732	-5% $672	+0% $611	+5% $551	+10% $490
Rent	-10% $429	-5% $520	+0% $611	+5% $702	+10% $793
Rate	-1.0pp $699	-0.5pp $656	base $611	+0.5pp $566	+1.0pp $520

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Astoria St Unit 8 Sacramento, CA	2.0	1.0	950	$1,395	$1.47	3d	1	0.62mi
4426 Dry Creek Rd Sacramento, CA	3.0	2.5	1408	$2,700	$1.92	0d	1	0.96mi
1138 North Ave Unit A Sacramento, CA	3.0	2.0	900	$2,000	$2.22	3d	1	1.01mi
3226 Pilgrim Ct Sacramento, CA	3.0	1.0	1300	$2,700	$2.08	0d	1	1.10mi
3829 Belden St Sacramento, CA	2.0	2.0	1001	$2,126	$2.12	45d	1	1.14mi
4015 May St Sacramento, CA	2.0	1.5	875	$1,850	$2.11	25d	1	1.16mi
917 Blaine Ave Sacramento, CA	4.0	2.0	1558	$3,000	$1.93	0d	1	1.23mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	17d	1	1.31mi
2256 Frazier Ct Unit ADU Sacramento, CA	3.0	1.5	917	$2,350	$2.56	45d	1	1.43mi
2253 Edison Ave Sacramento, CA	3.0	1.0	980	$2,400	$2.45	45d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $175,000 Active 204 DOM
2. 2026-06-18
   days on market $175,000 Active 201 DOM
3. 2026-06-17
   days on market $175,000 Active 200 DOM
4. 2026-06-16
   days on market $175,000 Active 199 DOM
5. 2026-06-15
   days on market $175,000 Active 198 DOM
6. 2026-06-13
   days on market $175,000 Active 196 DOM
7. 2026-06-09
   days on market $175,000 Active 192 DOM
8. 2026-06-08
   days on market $175,000 Active 191 DOM
9. 2026-06-07
   days on market $175,000 Active 190 DOM
10. 2026-06-03
    days on market $175,000 Active 186 DOM
11. 2026-06-02
    days on market $175,000 Active 185 DOM
12. 2026-06-01
    days on market $175,000 Active 184 DOM
13. 2026-05-31
    days on market $175,000 Active 183 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,652
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$5,091
• Taxable income: $4,834
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $6,173/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: Robla Elementary
• NCES district ID: 0633240
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,481
• Composite: 31.64/100
• National rank: #11126
• State rank: #923 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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