4897 Brookdale Dr #155 · Sacramento, CA 95834

$54,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 13 Days on market

Built 2015 Est $66k · 17% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MANUFACTURED HOME IN STADIUM CLUB ESTATES SR. COMMUNITY FOR 55 +. THIS SINGLE WIDE 2 BEDROOM, 2 BATH IS THE PERFECT HOME. BUILT IN 2015. KITCHEN W/ DINING BAR & DINING AREA, DOUBLE STAINLESS SINK, GRANITE LOOKING COUNTERTOPS, F/S GAS STOVE, DISHWASHER & DARK CABINETS. GREAT ROOM & DINING AREA W/ TILE LOOKING LINO. . DUAL PANE WINDOWS, 2 BLINDS & TEXTURED WALLS. OUTDOOR PATIO AREA & LGE. SHED WITH LIGHTS & WINDOWS FOR EXTRA STORAGE. LOW MAINTENANCE YARD WITH ROCK/GRAVEL WAITING FOR THAT EXTRA TOUCH. 2-CAR CARPORT W/ AWNING & SO MUCH MORE. CLUBHOUSE W/ POOL, SPA, EXERCISE RM, GAME RM, BBQ PITTS, SHUFFLE BOARD & LAUNDRY FACILITIES AVAILABLE. ENJO

Key facts

• Low maintenance yard
• Clubhouse
• Spa

Tags

• OUTDOOR PATIO AREA
• LARGE SHED
• LOW MAINTENANCE YARD
• CLUBHOUSE
• POOL
• SPA

Property features AI

Finance

• Other: Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Off-street parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in a park; Single-wide; Built in 2015
• Construction: Composition roof; CMH Manufacturing make; Skirting: Other
• Exterior features: Carport awning; Porch awning; Regular-shaped lot

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Great room-style living area; Dual-pane full windows; Pets allowed
• Laundry & utility: Indoor laundry area; Gas hook-up for laundry; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 39.1% 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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 145 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 0.8% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.32% ✓
• Cap rate: 39.13%
• Cash-on-cash: 117.29%
• DSCR: 6.22
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $66,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4860 Brookdale Dr #169	0.10mi	2/2.0	880 (-2%)	13mo	$64,900	$74	81

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.80×
• Total profit: $73,835
• Equity at exit: $8,186

10-year hold

• IRR: —
• Equity multiple: 11.26×
• Total profit: $157,669
• Equity at exit: $4,747

Cash invested: $15,372 (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 95834

• Home prices YoY: -13.2%
• Rents YoY: 0.8%
• Active inventory: 145
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$288
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,377

Break-even live

Break-even rent $631

Max offer price $54,900

Occupancy floor 37%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Arena Blvd Sacramento, CA	1.0–3.0	1.0–2.5	952	$2,300	$2.42	1d	1	0.21mi
4450 El Centro Rd Sacramento, CA	1.0	1.0	845	$2,014	$2.38	1d	9	0.51mi
4200 E Commerce Way #1012 Sacramento, CA	2.0	2.0	958	$1,795	$1.87	43d	1	0.73mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	4d	2	0.76mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$2,675	$2.85	1d	20	0.82mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	1d	3	0.83mi
3610 Duckhorn Dr Sacramento, CA	1.0–3.0	1.0–2.0	927	$2,635	$2.84	1d	29	0.96mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$2,970	$3.43	2d	21	1.04mi
3761 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$3,231	$3.74	1d	29	1.08mi
2201 Arena Blvd Sacramento, CA	1.0–2.0	1.0–2.0	1015	$2,777	$2.74	2d	14	1.18mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$2,906	$2.36	1d	26	1.19mi
4101 Innovator Dr Sacramento, CA	1.0–2.0	1.0–2.0	950	$2,695	$2.84	1d	10	1.30mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,990	$3.47	1d	18	1.39mi
3351 Duckhorn Dr Sacramento, CA	1.0	1.0	981	$2,030	$2.07	1d	8	1.41mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,899	$2.60	1d	14	1.41mi

Listing history 2 events

1. 2026-06-01
   status $54,900 Pending 13 DOM
2. 2026-05-31
   days on market $54,900 Active 13 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $746 · $62/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A99 · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 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: $28,487
• − Mortgage interest: −$3,075
• − Property taxes: −$746
• − Insurance: −$1,777
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$1,597
• Taxable income: $16,734
• Est. tax owed @ 24.0%: −$4,016
• After-tax cash flow: $12,511/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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): 36,245
• Household income: $101,260
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1444.0

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 0.78)
• Race & ethnicity: Asian 29% Hispanic / Latino 28% White 19% Two or more races 16% Black 15% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Subsaharan African 1% Russian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 15% Other Indo-European 14% Other Asian/Pacific 3%

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: ▼ -45.12%
• Current HPI: 295.8305
• Rent YoY: ▲ 0.82%
• 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): $746 · -9.4% YoY. Source: county tax records.