5840 Eureka Ln #83 · Foothill Farms, CA 95842

$164,900

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 29 Days on market

Built 1978 Good condition Est $160k · at est.

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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 +6.1/15.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 4-bed, 2-bath double-wide home offers the perfect blend of space, comfort, and modern finishes. The bright, open layout features large bedrooms, upgraded flooring, recessed lighting, fresh two-tone paint, and stylish black hardware throughout. The updated kitchen is designed for everyday living with quartz counters, upgraded cabinetry, modern appliances, and a spacious island with seating and extra storage. The generous primary suite includes a large walk-in closet and a beautifully remodeled ensuite bathroom with walk-in shower. A standout feature is the extra-large laundry room, offering added storage and functionality rarely found in similar homes. Fully finished

Key facts

• Spacious island
• Low-maintenance yard
• Quartz counters

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERS
• UPGRADED CABINETRY
• SPACIOUS ISLAND
• EXTRA-LARGE LAUNDRY ROOM
• LOW-MAINTENANCE YARD

Property features AI

Finance

• Other: Property located at 5840 Eureka Ln #83, Sacramento, CA 95842; Cross street: Topanga Ln.
• Financial info: Land lease: No (listed land lease amount present)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 parking spaces; Attached covered parking; Guest parking available; No enclosed garage
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Double-wide; Updated / remodeled; Built in 1978
• Construction: Wood skirting
• Exterior features: Metal roof; Shed(s); Regular-shaped lot

Interior

• Kitchen: Kitchen island; Synthetic countertops; Free-standing gas range; Free-standing electric oven; Dishwasher; Microwave; Garbage disposal
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dual-pane windows; Great room living area; Breakfast nook / dining space in kitchen
• Laundry & utility: Indoor laundry room; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, crime F, amenities F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Foothill Oaks Elementary (502 students, 81% FRL); Foothill Ranch Middle (453 students, 94% FRL); Foothill High (1,251 students, 91% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 132 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,613/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 1906% 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.
• 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 + 6.5% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.04%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $159,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7348 Azimuth Ln #25	0.13mi	4/2.0	1,440 (0%)	4mo	$160,000	$111	91
5873 Hobbs Ln #57	0.07mi	4/2.0	1,440 (0%)	7mo	$165,000	$115	91
7437 Sylmar Ln #178	0.18mi	4/2.0	1,440 (0%)	5mo	$160,000	$111	88
7416 White River Ln #172	0.13mi	4/2.0	1,440 (0%)	9mo	$160,000	$111	87
7412 Newport Ln #144	0.11mi	3/2.0 (-1)	1,440 (0%)	9mo	$117,000	$81	82
7428 White River Ln #175	0.15mi	4/2.0	1,536 (+7%)	6mo	$161,000	$105	77
7633 Woodduck Ln #67	0.37mi	3/2.0 (-1)	1,440 (0%)	7mo	$89,450	$62	72
7547 Golden Eye Ln #123	0.42mi	3/2.0 (-1)	1,480 (+3%)	2mo	$147,182	$99	69
7508 Bufflehead Ln	0.33mi	3/2.0 (-1)	1,560 (+8%)	1mo	$165,000	$106	65
7625 Pintail Cir	0.36mi	3/2.0 (-1)	1,550 (+8%)	9mo	$114,500	$74	58
7533 Pintail Cir	0.33mi	3/2.0 (-1)	1,620 (+12%)	1mo	$232,500	$144	58
7535 Golden Eye Ln #126	0.40mi	3/2.0 (-1)	1,608 (+12%)	2mo	$199,800	$124	56

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.91×
• Total profit: $41,804
• Equity at exit: $24,587

10-year hold

• IRR: 31.6%
• Equity multiple: 4.35×
• Total profit: $154,685
• Equity at exit: $14,258

Cash invested: $46,172 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 132
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,613 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $925

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,039	-5% $982	+0% $925	+5% $868	+10% $811
Rent	-10% $718	-5% $822	+0% $925	+5% $1,028	+10% $1,131
Rate	-1.0pp $1,008	-0.5pp $967	base $925	+0.5pp $882	+1.0pp $839

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	13d	1	0.78mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	3d	1	0.86mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	45d	1	0.86mi
5139 Tweed Ct Antelope, CA	3.0	2.0	1260	$2,500	$1.98	0d	1	0.87mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	22d	1	0.90mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	45d	1	0.91mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	3d	1	1.01mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	13d	1	1.01mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	16d	1	1.14mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	19d	1	1.17mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	3d	1	1.20mi
8077 Cornerstone Way Citrus Heights, CA	4.0	2.0	1380	$2,795	$2.03	45d	1	1.23mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	45d	1	1.25mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	3d	1	1.25mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	5d	1	1.28mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	45d	1	1.44mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	19d	1	1.44mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	3d	1	1.45mi
6600 Hillsdale Blvd Sacramento, CA	3.0	3.0	1686	$2,600	$1.54	18d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $164,900 Active 29 DOM
2. 2026-06-18
   days on market $164,900 Active 26 DOM
3. 2026-06-17
   days on market $164,900 Active 25 DOM
4. 2026-06-16
   days on market $164,900 Active 24 DOM
5. 2026-06-15
   days on market $164,900 Active 23 DOM
6. 2026-06-13
   days on market $164,900 Active 21 DOM
7. 2026-06-13
   days on market $164,900 Active 20 DOM
8. 2026-06-09
   days on market $164,900 Active 17 DOM
9. 2026-06-08
   days on market $164,900 Active 16 DOM
10. 2026-06-07
    days on market $164,900 Active 15 DOM
11. 2026-06-03
    days on market $164,900 Active 11 DOM
12. 2026-06-02
    days on market $164,900 Active 10 DOM
13. 2026-06-01
    days on market $164,900 Active 9 DOM
14. 2026-05-31
    days on market $164,900 Active 8 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,358
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$4,797
• Taxable income: $9,009
• Est. tax owed @ 24.0%: −$2,162
• After-tax cash flow: $8,936/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 80/100 Cosmetic rehab

This beautifully updated 4-bedroom, 2-bath double-wide home offers a bright, open layout with modern finishes and ample storage. The property is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ 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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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