137 Kasberg Dr · Roseville, CA 95678

$205,000

3 bd · 2.0 ba · 1,640 sqft · Manufactured · 21 Days on market

Built 1980 Good condition Est $192k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.1/10.0
• ARV discount +4.4/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This gorgous home has new everything and top of the line appliances. Plenty of room for entertaining. Dimond K is famous for history and luxury. Ownership includes access to the beautiful grounds, Billiard room, Game room, library, spacious clubhouse, Tennis courts, pickleball courts and too many activities to list. ENJOY RETIREMENT Welcome home

Key facts

• Tennis courts
• Billiard room
• Library

Tags

• TOP OF THE LINE APPLIANCES
• BILLIARD ROOM
• GAME ROOM
• LIBRARY
• SPACIOUS CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• Other: Property condition listed as updated/remodeled; Directions: Take Pleasant Grove Boulevard to Washington, look for the large Diamond K sign, turn onto Kasberg; the home is about 3 blocks in.
• Financial info: Land lease: No (land lease amount listed separately)
• HOA & community: No association; Senior community

Exterior

• Parking: Attached covered parking
• Utilities: Public water; Public sewer; Cable available; DSL available; Individual electric meter; Individual gas meter; 220 volts in kitchen and laundry
• Home design: Manufactured in park; Triple wide; Built in 1980
• Construction: Composition roof; Roberts Homes make; Skirt: Other/Unknown
• Exterior features: Backyard and front yard; Regular-shaped lot

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Double sinks; Combination tub with shower and separate shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled interior; Covered deck and covered patio; Cathedral/vaulted living room with attached deck; Breakfast area and pantry closet in kitchen; Stone countertops
• Laundry & utility: Laundry hookups inside a room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 167 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 34% of the median local income ($101k/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 $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 + 1.8% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($202k) 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $191,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Lafayette Dr #227	0.73mi	3/2.0	1,624 (-1%)	11mo	$190,000	$117	55
290 Lafayette	0.71mi	2/2.0 (-1)	1,708 (+4%)	5mo	$175,900	$103	51

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.26×
• Total profit: $15,130
• Equity at exit: $30,566

10-year hold

• IRR: 15.1%
• Equity multiple: 2.15×
• Total profit: $66,033
• Equity at exit: $17,725

Cash invested: $57,400 (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 95678

• Rents YoY: 1.8%
• Active inventory: 167
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,823 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $814

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 66%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Hovey Way Roseville, CA	3.0	2.0	1169	$2,695	$2.31	1d	1	0.24mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	1d	1	0.34mi
512 Adora Cir Roseville, CA	2.0	3.0	1225	$3,387	$2.76	4d	1	0.45mi
413 Adora Cir Roseville, CA	1.0–2.0	1.0–2.5	985	$2,863	$2.91	1d	4	0.46mi
120 Ivy St Roseville, CA	3.0	2.5	1525	$2,595	$1.70	1d	1	0.70mi
1601 Vineyard Rd Roseville, CA	1.0–3.0	1.0–2.0	1107	$2,799	$2.53	1d	9	0.84mi
409 Washington Blvd Roseville, CA	3.0	2.0	2000	$1,995	$1.00	1d	1	0.85mi
210 D St Roseville, CA	3.0	2.5	1433	$2,795	$1.95	1d	1	1.06mi
1422 Lorimer Way Roseville, CA	4.0	2.0	1650	$2,795	$1.69	1d	1	1.07mi
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	22d	1	1.14mi
129 Vernon St Apt 403 Roseville, CA	2.0	2.0	2112	$4,500	$2.13	7d	1	1.19mi
304 Diamond Oaks Rd Roseville, CA	3.0	2.0	2116	$3,200	$1.51	10d	1	1.19mi
348 B St Roseville, CA	2.0	1.0	1150	$1,995	$1.73	1d	1	1.20mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	1d	1	1.35mi
1057 Shenencock Way Roseville, CA	3.0	2.0	1406	$2,795	$1.99	1d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $205,000 Active 21 DOM
2. 2026-06-17
   days on market $205,000 Active 20 DOM
3. 2026-06-16
   days on market $205,000 Active 19 DOM
4. 2026-06-15
   days on market $205,000 Active 18 DOM
5. 2026-06-13
   days on market $205,000 Active 16 DOM
6. 2026-06-13
   days on market $205,000 Active 15 DOM
7. 2026-06-09
   days on market $205,000 Active 12 DOM
8. 2026-06-08
   days on market $205,000 Active 11 DOM
9. 2026-06-07
   days on market $205,000 Active 10 DOM
10. 2026-06-05
    days on market $205,000 Active 7 DOM
11. 2026-06-03
    days on market $205,000 Active 6 DOM
12. 2026-06-02
    days on market $205,000 Active 5 DOM
13. 2026-06-01
    days on market $205,000 Active 4 DOM
14. 2026-05-31
    days on market $205,000 Active 3 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,877
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$5,964
• Taxable income: $6,910
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $8,104/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 · 1 photo

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home is in excellent condition with no visible repairs needed. It offers a great value with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value
• Both New appliances — Top-of-the-line appliances enhance functionality and attract buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New appliances — Top-of-the-line appliances enhance functionality and attract buyers ↑

ⓘ 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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% 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: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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