7524 Debutante Ln · Florin, CA 95828

$149,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 7 Days on market

Built 1972 Est $117k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Luxury Remodel! This beautifully updated home features over $80,000 in upgrades and is sure to impress. Enjoy energy-efficient dual-pane windows, elegant Shaker-style cabinetry with soft-close doors, stunning granite countertops, and a stainless steel appliance package, including a rare built-in microwave. Stylish laminate flooring flows throughout the home, while the remodeled bathrooms showcase custom tile finishes and modern design. Outside, you'll appreciate parking for up to three vehicles and a spacious side yard offering added flexibility for outdoor living, gardening, or storage. Move-in ready and loaded with high-end upgrades, this is a home you won't want to miss!

Key facts

• Built in microwave
• Custom tile finishes
• Spacious side yard

Tags

• SHAKER STYLE CABINETRY
• GRANITE COUNTERTOPS
• BUILT IN MICROWAVE
• REMODELED BATHROOMS
• CUSTOM TILE FINISHES
• SPACIOUS SIDE YARD

Property features AI

Finance

• Other: Located in Sacramento, CA 95828
• Financial info: No land lease
• HOA & community: No association

Exterior

• Parking: Attached covered parking
• Utilities: Natural gas connected; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured home in a park; Double-wide; Updated/remodeled; Metal roof; Year built 1972
• Construction: Metal skirting; Viking manufacturer/make
• Exterior features: Patio awning; Carport awning; Dog run; Fenced yard; Backyard; Automatic sprinkler (front and rear)

Interior

• Kitchen: Built-in electric oven and range; Free-standing refrigerator; Ice maker (plumbed); Dishwasher; Garbage disposal; Microwave; Slab countertops
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Tile finishes; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric oven and range; Free-standing refrigerator; Ice maker (plumbed); Dishwasher; Garbage disposal; Microwave; Porch; Dual-pane windows with window coverings; Great room; Formal dining area; Slab countertops; Pets allowed
• Laundry & utility: Laundry area inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 13.5% 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); 212 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 36% 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 $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1972 — 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 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: 1.64% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $116,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8221 Tiki Ln	0.15mi	3/2.0	1,356 (-6%)	2mo	$140,000	$103	81
7547 Debutante Ln #81	0.12mi	3/2.0	1,539 (+7%)	10mo	$105,000	$68	75
8230 Tiki Ln	0.14mi	4/2.0 (+1)	1,404 (-2%)	13mo	$105,000	$75	74
8250 Destiny Ln	0.09mi	3/2.0	1,536 (+7%)	17mo	$85,000	$55	70
103 Dahlia Ave	0.72mi	3/2.0	1,400 (-3%)	1mo	$89,000	$64	61
12 Pina St	0.71mi	2/2.0 (-1)	1,344 (-7%)	2mo	$75,000	$56	49
57 Robles	0.63mi	2/2.0 (-1)	1,344 (-7%)	7mo	$109,000	$81	48
89 Bouganvillea Ave	0.66mi	2/2.0 (-1)	1,440 (0%)	20mo	$115,000	$80	47
83 Amapola	0.63mi	2/2.0 (-1)	1,344 (-7%)	16mo	$123,000	$92	41
66 Bouganvillea	0.66mi	2/2.0 (-1)	1,344 (-7%)	15mo	$127,000	$94	41
77 Bouganvillea Ave	0.65mi	2/2.0 (-1)	1,344 (-7%)	20mo	$130,000	$97	37
7465 - French R Fostones Ave #95	0.75mi	2/2.0 (-1)	1,344 (-7%)	21mo	$141,000	$105	32

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: 16.1%
• Equity multiple: 1.62×
• Total profit: $26,043
• Equity at exit: $22,216

10-year hold

• IRR: 22.4%
• Equity multiple: 2.65×
• Total profit: $68,959
• Equity at exit: $12,883

Cash invested: $41,720 (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: 212
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $900

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 58%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	0.67mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	43d	1	0.69mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	43d	1	0.69mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	7d	1	0.90mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	23d	1	0.90mi
8159 Laurel Willow Ln Sacramento, CA	3.0	2.5	1214	$2,396	$1.97	4d	1	0.92mi
8184 Creeping Willow Ln Sacramento, CA	4.0	2.0	1807	$2,695	$1.49	4d	1	0.94mi
8112 Creeping Willow Ln Sacramento, CA	3.0	2.5	1214	$2,495	$2.06	12d	1	0.98mi
7416 Mimosa Way Sacramento, CA	4.0	2.5	1582	$2,475	$1.56	43d	1	1.03mi
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	2d	16	1.06mi
8620 Tiogawoods Dr Sacramento, CA	3.0	2.0	1137	$2,750	$2.42	7d	1	1.08mi
8148 Lenhart Rd Sacramento, CA	3.0	2.0	1130	$2,395	$2.12	14d	1	1.09mi
7421 Conrad Dr Sacramento, CA	4.0	2.0	1442	$2,595	$1.80	7d	1	1.15mi
7140 Chris Ave Sacramento, CA	2.0	1.0	1248	$2,300	$1.84	43d	1	1.20mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	2d	1	1.32mi

Listing history 7 events

1. 2026-06-18
   days on market $149,000 Active 7 DOM
2. 2026-06-17
   days on market $149,000 Active 6 DOM
3. 2026-06-16
   days on market $149,000 Active 5 DOM
4. 2026-06-15
   days on market $149,000 Active 4 DOM
5. 2026-06-13
   days on market $149,000 Active 2 DOM
6. 2026-06-13
   remarks 682-char remark
7. 2026-06-13
   listed $149,000 Active 1 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 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: $29,309
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$4,335
• Taxable income: $8,959
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $8,647/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 — 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