1399 Sacramento Ave #116 · West Sacramento, CA 95605

$160,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 41 Days on market

Built 1988

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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 +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home located on a desirable corner lot in Westwind Estates. Featuring an open-concept floor plan, the kitchen flows seamlessly into the dining area and spacious living room, creating the perfect space for everyday living and entertaining. Enjoy generously sized bedrooms, an inside laundry room for added convenience, and recent updates including new flooring and fresh interior paint. Step outside to relax in the spa located on the covered porch, offering a peaceful retreat right at home. Don't miss the opportunity to make this inviting home your own!

Key facts

• Recent updates
• Inside laundry room
• Spa on covered porch

Tags

• CORNER LOT
• OPEN-CONCEPT FLOOR PLAN
• INSIDE LAUNDRY ROOM
• RECENT UPDATES
• SPA ON COVERED PORCH

Property features AI

Finance

• Financial info: Land lease: No (listed land lease amount present but property is not land-lease)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; 220 volts available in laundry
• Home design: Manufactured home located in a park; Double-wide; Built in 1988
• Construction: Manufactured construction
• Exterior features: Corner lot; Composition roof; Aluminum skirting

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room living area; Formal dining area; Breakfast area; Laminate kitchen counters
• Laundry & utility: Indoor laundry (220V outlet in laundry area)

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 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.4%/yr); 52 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• At $2,698/mo this rent would consume 45% of the median local household income ($72k/yr) (locally 554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.47%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.70×
• Total profit: $31,526
• Equity at exit: $23,857

10-year hold

• IRR: 24.3%
• Equity multiple: 2.81×
• Total profit: $81,170
• 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 95605

• Rents YoY: -2.4%
• Active inventory: 52
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,026

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,136	-5% $1,081	+0% $1,026	+5% $970	+10% $915
Rent	-10% $812	-5% $919	+0% $1,026	+5% $1,132	+10% $1,239
Rate	-1.0pp $1,106	-0.5pp $1,066	base $1,026	+0.5pp $984	+1.0pp $942

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Solano St West Sacramento, CA	4.0	3.0	1500	$3,000	$2.00	3d	1	0.53mi
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,939	$3.36	4d	22	0.86mi
425 Regatta Ln #103 West Sacramento, CA	3.0	2.5	1576	$2,595	$1.65	3d	1	1.18mi
777 5th St West Sacramento, CA	2.0	1.0–2.0	878	$10,000	$11.38	3d	15	1.21mi
2763 River Plaza Dr Sacramento, CA	1.0–3.0	1.0–2.0	848	$2,400	$2.83	3d	8	1.35mi
120 Soaring Hawk Ln Sacramento, CA	2.0	2.0	1026	$2,195	$2.14	17d	1	1.39mi
4 White Lily Ct Sacramento, CA	3.0	2.0	1270	$2,395	$1.89	45d	1	1.42mi
2227 River Plaza Dr Sacramento, CA	1.0–2.0	1.0–2.0	890	$2,220	$2.49	3d	19	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $160,000 Active 41 DOM
2. 2026-06-19
   days on market $160,000 Active 39 DOM
3. 2026-06-18
   days on market $160,000 Active 38 DOM
4. 2026-06-17
   days on market $160,000 Active 37 DOM
5. 2026-06-16
   days on market $160,000 Active 36 DOM
6. 2026-06-15
   days on market $160,000 Active 35 DOM
7. 2026-06-14
   days on market $160,000 Active 33 DOM
8. 2026-06-12
   days on market $160,000 Active 32 DOM
9. 2026-06-09
   days on market $160,000 Active 29 DOM
10. 2026-06-08
    days on market $160,000 Active 28 DOM
11. 2026-06-07
    days on market $160,000 Active 27 DOM
12. 2026-06-07
    pricedays on market $160,000 Active 26 DOM
13. 2026-06-04
    days on market $165,000 Active 23 DOM
14. 2026-06-02
    days on market $165,000 Active 22 DOM
15. 2026-06-01
    days on market $165,000 Active 21 DOM
16. 2026-05-31
    remarks 598-char remark
17. 2026-05-31
    listed $165,000 Active 20 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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,374
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$4,655
• Taxable income: $10,377
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $9,816/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 14,896
• Household income: $71,924
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 554.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 21% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Scotch-Irish 7% Subsaharan African 4% Serbian 1%
• Foreign-born: 35% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 35% Russian/Polish/Slavic 14% Other Asian/Pacific 4%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.35%
• Current HPI: 397.7177
• Rent YoY: ▼ -2.42%
• 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