234 California Loop · Sacramento, CA 95823

$175,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 76 Days on market

Built 1973 $122/sqft · 32% above area Est $133k · 32% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A comfortable mobile home, in a truly ready-to-move-in condition. The kitchen is designed for both functionality and delight, featuring a practical kitchen peninsula that offers ample counter space and a convenient kitchen bar perfect for casual dining or engaging conversations. Three thoughtfully designed bedrooms, each providing comfortable accommodation for rest and personal space. The presence of two bathrooms throughout the dwelling ensures convenience and practicality for all residents. Outdoor enjoyment is effortless with a welcoming patio, ideal for relaxation. The kitchen is updated, and the home comes with a washer, dryer, stove, and microwave.

Key facts

• Parking
• Built 1973
• Listed 75 days

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 $666 ($8k/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: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 186 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 43% of the median local income ($67k/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 76 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $175k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1973 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $132,935
• List price: $175,000
• Delta: 31.64%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Bentley Ave	0.12mi	3/2.0	1,440 (0%)	11mo	$160,000	$111	85
61 Maple Dr	0.11mi	3/2.0	1,400 (-3%)	8mo	$135,000	$96	84
63 Maple Dr	0.10mi	3/2.0	1,440 (0%)	22mo	$167,000	$116	77
47 Murata Ave	0.13mi	4/2.0 (+1)	1,440 (0%)	21mo	$175,000	$122	71
6983 Pleasure Ln	0.47mi	2/2.0 (-1)	1,440 (0%)	9mo	$92,500	$64	66
7005 Pleasure Ln	0.56mi	3/2.0	1,440 (0%)	12mo	$122,000	$85	64
1 Bentley Ave	0.15mi	2/2.0 (-1)	1,258 (-13%)	7mo	$145,000	$115	61
6999 Pleasure Ln	0.49mi	4/2.0 (+1)	1,440 (0%)	20mo	$150,000	$104	56
7072 Tranquility Dr	0.48mi	4/2.0 (+1)	1,580 (+10%)	5mo	$220,000	$139	52
3434 Turnbridge Dr	0.63mi	3/2.0	1,560 (+8%)	8mo	$110,000	$71	50
6882 N Tranquility Dr	0.70mi	3/2.0	1,248 (-13%)	2mo	$85,000	$68	43
3501 Elite Dr	0.69mi	2/2.0 (-1)	1,400 (-3%)	20mo	$105,000	$75	42

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,211
• Equity at exit: $26,093

10-year hold

• IRR: 10.4%
• Equity multiple: 1.70×
• Total profit: $34,353
• 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 95823

• Rents YoY: 0.0%
• Active inventory: 186
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $666

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 67%

Sensitivity live

Price	-10% $787	-5% $727	+0% $666	+5% $606	+10% $546
Rent	-10% $479	-5% $573	+0% $666	+5% $760	+10% $854
Rate	-1.0pp $755	-0.5pp $711	base $666	+0.5pp $621	+1.0pp $575

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	24d	1	0.24mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	44d	1	0.56mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	44d	1	0.58mi
7570 Wrenwood Dr Sacramento, CA	3.0	2.0	1535	$2,395	$1.56	44d	1	0.60mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	44d	1	0.61mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,768	$2.26	44d	1	0.61mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	18d	1	0.62mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	44d	1	0.83mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	8d	1	0.90mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	4d	1	0.90mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	8d	1	0.91mi
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	4d	1	0.95mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	21d	1	0.99mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	44d	1	0.99mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	24d	1	1.00mi
7638 24th St Sacramento, CA	2.0	1.0	976	$1,900	$1.95	44d	1	1.06mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	18d	1	1.11mi
4690 Brookfield Dr Sacramento, CA	4.0	2.0	1753	$2,500	$1.43	20d	1	1.17mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.25mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	44d	1	1.29mi
7663 22nd St Sacramento, CA	4.0	2.0	1800	$1,999	$1.11	24d	1	1.38mi
7826 Brizio Walk Sacramento, CA	3.0	2.5	1616	$2,950	$1.83	4d	1	1.45mi
2081 Wakefield Way Sacramento, CA	3.0	2.0	1409	$2,500	$1.77	20d	1	1.46mi
7462 21st St Sacramento, CA	2.0	1.0	900	$1,775	$1.97	3d	1	1.47mi
7640 Walsh Way Sacramento, CA	3.0	2.0	1301	$2,695	$2.07	44d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $175,000 Active 76 DOM
2. 2026-06-18
   days on market $175,000 Active 73 DOM
3. 2026-06-17
   days on market $175,000 Active 72 DOM
4. 2026-06-16
   days on market $175,000 Active 71 DOM
5. 2026-06-15
   days on market $175,000 Active 70 DOM
6. 2026-06-13
   days on market $175,000 Active 68 DOM
7. 2026-06-13
   days on market $175,000 Active 67 DOM
8. 2026-06-09
   days on market $175,000 Active 64 DOM
9. 2026-06-08
   days on market $175,000 Active 63 DOM
10. 2026-06-07
    days on market $175,000 Active 62 DOM
11. 2026-06-05
    days on market $175,000 Active 59 DOM
12. 2026-06-03
    days on market $175,000 Active 58 DOM
13. 2026-06-02
    days on market $175,000 Active 57 DOM
14. 2026-06-01
    days on market $175,000 Active 56 DOM
15. 2026-05-31
    days on market $175,000 Active 55 DOM
16. 2009-01-07
    soldstatus $35,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,494
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$5,091
• Taxable income: $5,541
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $6,668/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 8%

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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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

1 event — show timeline

• 2009-01-07 Sold (Public Records) $35,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $310 · -2.4% YoY. Source: county tax records.