6805 Douglas Blvd #77 · Granite Bay, CA 95746

$69,000

1 bd · 1.0 ba · 624 sqft · Manufactured · 85 Days on market

Built 1970 Good condition Est $56k · 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

$4050 Seller credit offered at closing! Seller will credit buyer 3 months space rent on reasonable offer. Don't miss this incredible opportunity to own an affordable Granite Bay mobile home in a desirable all-age community just minutes from Folsom Lake! This charming single-wide mobile home offers a thoughtfully designed layout featuring an open-concept kitchen and living area, creating a comfortable and inviting space for everyday living and entertaining. The home includes a rear private entrance off the primary bedroom, adding both convenience and flexibility, especially if you have a pet. Step outside to one of the property's standout spacious, private backyard shaded by beautiful matur

Key facts

• Mature oak trees
• Open-concept kitchen
• Private backyard

Tags

• GRANITE BAY MOBILE HOME
• OPEN-CONCEPT KITCHEN
• REAR PRIVATE ENTRANCE
• PRIVATE BACKYARD
• MATURE OAK TREES
• LARGE COVERED STORAGE AREA

Property features AI

Finance

• Financial info: Land lease amount applies
• HOA & community: No homeowners association; Land lease community (monthly land lease applies)

Exterior

• Parking: Attached parking (no garage)
• Utilities: Natural gas connected; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured home in park; Single-wide; Built in 1970
• Construction: Metal roof; Parkhome make; Skirting: other
• Exterior features: Private backyard with landscaping and garden; Fenced yard; Storage area / shed; Porch awning

Interior

• Kitchen: Free-standing gas range; Range hood; Pantry cabinet; Pantry closet; Laminate counters
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Wall-mounted cooling unit(s)
• Interior features: Covered, enclosed patio; Porch awning; Dual-pane windows; Pantry cabinet and pantry closet; Laminate countertops; Kitchen/family combo layout; Storage area / shed
• Laundry & utility: Washer and dryer included; Laundry inside (electric); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 1.2% 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: 164 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 15% 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 3.42% ✓
• Cap rate: 30.47%
• Cash-on-cash: 86.34%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $55,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6805 Douglas Blvd #56	0.00mi	2/1.0 (+1)	672 (+8%)	12mo	$60,000	$89	72
6805 Douglas Blvd #96	0.00mi	2/1.0 (+1)	566 (-9%)	21mo	$75,000	$133	62
9060 Auburn Folsom Rd #22	0.68mi	2/1.0 (+1)	640 (+3%)	2mo	$55,000	$86	57

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: 86.8%
• Equity multiple: 5.01×
• Total profit: $77,391
• Equity at exit: $10,288

10-year hold

• IRR: 89.9%
• Equity multiple: 10.40×
• Total profit: $181,541
• Equity at exit: $5,966

Cash invested: $19,320 (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: 164
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $1,390

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,438	-5% $1,414	+0% $1,390	+5% $1,366	+10% $1,342
Rent	-10% $1,203	-5% $1,297	+0% $1,390	+5% $1,483	+10% $1,577
Rate	-1.0pp $1,425	-0.5pp $1,408	base $1,390	+0.5pp $1,372	+1.0pp $1,354

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $69,000 Active 85 DOM
2. 2026-06-17
   days on market $69,000 Active 84 DOM
3. 2026-06-16
   days on market $69,000 Active 83 DOM
4. 2026-06-15
   days on market $69,000 Active 82 DOM
5. 2026-06-13
   days on market $69,000 Active 80 DOM
6. 2026-06-13
   days on market $69,000 Active 79 DOM
7. 2026-06-09
   days on market $69,000 Active 76 DOM
8. 2026-06-08
   days on market $69,000 Active 75 DOM
9. 2026-06-07
   days on market $69,000 Active 74 DOM
10. 2026-06-03
    days on market $69,000 Active 70 DOM
11. 2026-06-02
    days on market $69,000 Active 69 DOM
12. 2026-06-01
    days on market $69,000 Active 68 DOM
13. 2026-05-31
    days on market $69,000 Active 67 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,359
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$2,007
• Taxable income: $16,569
• Est. tax owed @ 24.0%: −$3,977
• After-tax cash flow: $12,705/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 · 13 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home in Granite Bay is in good condition with a good curb appeal and a well-maintained interior. It offers a good opportunity for an investor to purchase an affordable home in a desirable location.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Rental replace air filter — improves air quality and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Rental replace air filter — improves air quality and tenant satisfaction ↑

ⓘ 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: 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