17 Seabrook St · Florin, CA 95828

$195,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 149 Days on market

Built 1979 Good condition $145/sqft · 15% above area Est $170k · 15% over $339/mo HOA · 14% of rent

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Why this score? — see what drove the D+ 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 +18.0/30.0
• 1% rule +7.0/10.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0
• ARV discount +0.9/15.0

Listing remarks

Location, location, location - and a 2 CAR GARAGE! This manufactured home is ideally situated in one of the most desirable settings within Cedarwood, a resident-owned community for occupants 55 years and older, where there is no space rent. Positioned at the end of a quiet street, adjacent to guest parking and backing to the greenbelt and scenic creek, the home offers a rare waterfront-style setting with tranquil views and abundant wildlife. A highly coveted two-car detached garage with automatic door opener further enhances the value and convenience of this property. The home features 2 bedrooms, 2 bathrooms, and approximately 1,344 square feet, with a thoughtful floor plan offering a bed

Key facts

• 2 car garage
• Detached garage
• 2 garage spots

Tags

• 2 CAR GARAGE
• WATERFRONT STYLE SETTING
• DETACHED GARAGE
• BUILT IN WET BAR SINK
• WRAPAROUND DINING BAR COUNTER
• BUILT IN LIGHTED GLASS HUTCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Florin — 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 58/100 on livability (#673 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D, schools D-, crime 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 soft (-0.2%/yr); 215 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/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.
• 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 149 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 6.9

CMA / ARV

• ARV (median comp): $170,000
• List price: $195,000
• Delta: 14.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Millbrook Cir	0.07mi	2/2.0	1,344 (0%)	1mo	$205,000	$153	96
51 Millbrook Cir	0.20mi	2/2.0	1,248 (-7%)	1mo	$180,000	$144	78
12 Pina St	0.49mi	2/2.0	1,344 (0%)	2mo	$75,000	$56	75
7406 Pardis Ln	0.41mi	2/2.0	1,400 (+4%)	1mo	$170,000	$121	72
7406 Pardis Ln	0.41mi	2/2.0	1,400 (+4%)	1mo	$170,000	$121	72
103 Dahlia Ave	0.42mi	3/2.0 (+1)	1,400 (+4%)	1mo	$89,000	$64	68
134 Gardenia	0.36mi	3/2.0 (+1)	1,440 (+7%)	1mo	$120,000	$83	65
8622 Beauxart Cir #39	0.36mi	2/2.0	1,200 (-11%)	1mo	$270,000	$225	64
8676 Beauxart Cir	0.46mi	2/2.0	1,440 (+7%)	5mo	$322,000	$224	62
131 Hibiscus Ave	0.35mi	2/2.0	1,152 (-14%)	1mo	$94,000	$82	59
7 Pina	0.52mi	2/2.0	1,152 (-14%)	3mo	$96,000	$83	49
5 Pina St	0.54mi	2/2.0	1,152 (-14%)	5mo	$108,000	$94	47

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-27,584
• Equity at exit: $29,075

10-year hold

• IRR: -13.6%
• Equity multiple: 0.34×
• Total profit: $-35,895
• Equity at exit: $16,860

Cash invested: $54,600 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 215
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$339
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $167

Break-even live

Break-even rent $2,135

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $302	-5% $235	+0% $167	+5% $100	+10% $32
Rent	-10% $-18	-5% $74	+0% $167	+5% $260	+10% $353
Rate	-1.0pp $265	-0.5pp $217	base $167	+0.5pp $117	+1.0pp $65

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	24d	1	0.25mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	8d	1	0.25mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	3d	1	0.42mi
8620 Tiogawoods Dr Sacramento, CA	3.0	2.0	1137	$2,750	$2.42	8d	1	0.54mi
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	3d	16	0.99mi
8138 Sonoma Hills Way Sacramento, CA	3.0	2.0	1152	$2,800	$2.43	44d	1	1.42mi
9071 Brevard Dr Sacramento, CA	3.0	2.0	1565	$2,495	$1.59	24d	1	1.44mi
8162 Morgan Hill Way Sacramento, CA	3.0	2.0	1053	$2,395	$2.27	8d	1	1.47mi

HOA detail

• Monthly dues: $339 · $4,068/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-21
   days on market $195,000 Active 149 DOM
2. 2026-06-18
   days on market $195,000 Active 146 DOM
3. 2026-06-17
   days on market $195,000 Active 145 DOM
4. 2026-06-16
   days on market $195,000 Active 144 DOM
5. 2026-06-15
   days on market $195,000 Active 143 DOM
6. 2026-06-13
   days on market $195,000 Active 141 DOM
7. 2026-06-13
   days on market $195,000 Active 140 DOM
8. 2026-06-09
   days on market $195,000 Active 137 DOM
9. 2026-06-08
   days on market $195,000 Active 136 DOM
10. 2026-06-07
    days on market $195,000 Active 135 DOM
11. 2026-06-05
    pricedays on market $195,000 Active 132 DOM
12. 2026-06-03
    days on market $199,900 Active 131 DOM
13. 2026-06-02
    days on market $199,900 Active 130 DOM
14. 2026-06-01
    days on market $199,900 Active 129 DOM
15. 2026-05-31
    days on market $199,900 Active 128 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 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,159
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$4,068
• − Depreciation: −$5,673
• Taxable loss: −$910
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,225/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home in a desirable location offers a good condition with minor repairs needed. Upgrades to the interior and exterior can significantly enhance its value.

Repairs flagged

• Minor kitchen countertops — worn and could be replaced
• Minor bathroom fixtures — dated and could be updated

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace worn kitchen countertops — improves functionality and aesthetics
• Both update bathroom fixtures — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · worn and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace worn kitchen countertops — improves functionality and aesthetics ↑
• Both update bathroom fixtures — enhances functionality and aesthetics ↑

ⓘ 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: 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 — Florin

• Score: 58/100
• State rank: #673
• US rank: #20705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florin, CA
• County: Sacramento County · 1,539,646 people
• City population: 60,532
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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