119 Calle Maria · Elk Grove, CA 95624

$160,000

3 bd · 2.0 ba · 1,590 sqft · Manufactured · 9 Days on market

Built 1977 Est $149k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.3/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover an inviting home at 119 Calle Maria, Elk Grove, CA, USA, where comfort meets convenience in a ready-to-move-in mobile home. This property offers a unique opportunity to embrace a relaxed lifestyle with thoughtful design and functional spaces. Plantation shutters throughout. The kitchen is a culinary enthusiast's dream, featuring a double oven for effortless entertaining, a dedicated wine cooler for your collection, and a central island that serves as both a prep area and a gathering spot. A well-appointed bathroom offers a walk-in shower, providing a refreshing and accessible experience. The Master bedroom provides direct exterior access, offering a private entry point, and include

Key facts

• Central island
• Wine cooler
• Walk-in shower

Tags

• DOUBLE OVEN
• WINE COOLER
• CENTRAL ISLAND
• WALK-IN SHOWER
• DIRECT EXTERIOR ACCESS
• ENSUITE BATHROOM

Property features AI

Finance

• Other: Directions provided to property location
• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount noted separately)

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Underground utilities; Public water; Public sewer
• Home design: Manufactured in park — double wide; Built in 1977
• Construction: Metal roof; Metal skirting; Manufactured home (Bendix)
• Exterior features: Patio awning; Covered deck attached to living room; Porch with steps; Front landscaping; Shed(s) for extra storage

Interior

• Kitchen: Free standing refrigerator; Dishwasher; Disposal; Kitchen island
• Bedrooms: 3 bedrooms (includes master bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Sunken tub and separate shower stall(s)
• Heating & cooling: Central heating; Fireplace(s) for supplemental heat; Central cooling; Ceiling fans
• Interior features: One living room fireplace; Dual-pane windows with coverings and screens; Carpeted porch steps and covered deck with railings; Storage area / shed(s); Island in kitchen; Dining bar and formal dining area; dining/living combo; Negotiable furnished status
• Laundry & utility: Washer and dryer included, laundry inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 15.8% vs local median 2.8% in Elk Grove — 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 (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 243 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 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 $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.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.94%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $149,460
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Calle Maria	0.04mi	2/2.0 (-1)	1,440 (-9%)	4mo	$152,500	$106	74
1 Calle Margarita	0.07mi	2/2.0 (-1)	1,440 (-9%)	5mo	$42,500	$30	72
76 Calle Arboleda	0.10mi	2/2.0 (-1)	1,440 (-9%)	4mo	$125,000	$87	72
62 Calle Margarita	0.10mi	2/2.0 (-1)	1,440 (-9%)	6mo	$135,000	$94	69
42 Calle Linda	0.13mi	2/2.0 (-1)	1,536 (-3%)	19mo	$155,000	$101	67

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.04×
• Total profit: $46,390
• Equity at exit: $23,857

10-year hold

• IRR: 31.9%
• Equity multiple: 3.50×
• Total profit: $111,830
• Equity at exit: $13,834

Cash invested: $44,800 (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 95624

• Rents YoY: 0.1%
• Active inventory: 243
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,004 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $1,267

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,378	-5% $1,322	+0% $1,267	+5% $1,212	+10% $1,157
Rent	-10% $1,030	-5% $1,148	+0% $1,267	+5% $1,386	+10% $1,504
Rate	-1.0pp $1,348	-0.5pp $1,308	base $1,267	+0.5pp $1,226	+1.0pp $1,183

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9270 Emerald Crest Dr Elk Grove, CA	3.0	2.0	1454	$2,550	$1.75	5d	1	1.14mi
9101 Vernetta Way Elk Grove, CA	3.0	1.5	1080	$2,450	$2.27	9d	1	1.16mi
10087 Emerald Grove Dr Elk Grove, CA	3.0	2.0	1354	$2,575	$1.90	45d	1	1.18mi
9262 Terra Linda Dr Elk Grove, CA	3.0	2.0	1080	$2,500	$2.31	13d	1	1.18mi
8212 Shannon Oak Ln Elk Grove, CA	3.0	2.5	1351	$2,600	$1.92	45d	1	1.18mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	9d	1	1.19mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	9d	1	1.19mi
8709 Sangria Ct Elk Grove, CA	3.0	2.0	1080	$2,650	$2.45	0d	1	1.22mi
8709 Sangria Ct Elk Grove, CA	3.0	2.0	1080	$2,650	$2.45	19d	1	1.22mi
4917 Aizenberg Cir Elk Grove, CA	3.0	2.0	1468	$2,500	$1.70	45d	1	1.25mi
9101 Yount Ct Elk Grove, CA	3.0	2.0	1664	$5,500	$3.31	4d	1	1.25mi
9567 S Coast Ln Elk Grove, CA	2.0	2.5	1265	$2,300	$1.82	5d	1	1.25mi
9534 Sunlight Ln Elk Grove, CA	3.0	2.0	1427	$2,650	$1.86	19d	1	1.29mi
9428 Plainoak Way Elk Grove, CA	3.0	2.0	1232	$2,745	$2.23	9d	1	1.32mi
10191 Gatemont Cir Elk Grove, CA	3.0	2.5	1800	$2,800	$1.56	25d	1	1.40mi

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,043
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,883
• − Management: −$2,883
• − Depreciation: −$4,655
• Taxable income: $13,459
• Est. tax owed @ 24.0%: −$3,230
• After-tax cash flow: $11,975/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 67,630
• Household income: $125,332
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1160.0

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 0.75)
• Race & ethnicity: White 37% Asian 28% Hispanic / Latino 17% Two or more races 14% Black 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2% Russian 1%
• Foreign-born: 25% · Vietnam, Canada, China
• Languages at home: 66% English-only · Other Indo-European 7% Spanish 6% Vietnamese 6%

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: ▼ -416.87%
• Current HPI: 308.8294
• Rent YoY: ▲ 0.13%
• 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

Property tax history

+0.3%/yr

Latest (2025): $200 · -2.2% YoY. Source: county tax records.