216 California Loop · Sacramento, CA 95823

$189,000

4 bd · 2.0 ba · 1,296 sqft · Manufactured · 151 Days on market

Built 1998 $146/sqft · 49% above area Est $127k · 49% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Mobile home in a a very nice and clean park, Must see.

Key facts

• Parking
• Built 1998
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 186 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,618/mo this rent would consume 47% of the median local household income ($67k/yr) (locally 4034% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $189k implies a 340% gain — meaningful room to come down on a strong offer.

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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $126,535
• List price: $189,000
• Delta: 49.37%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Maple Dr	0.13mi	3/2.0 (-1)	1,400 (+8%)	8mo	$135,000	$96	69
94 Bentley Ave	0.13mi	3/2.0 (-1)	1,440 (+11%)	11mo	$160,000	$111	61
47 Murata Ave	0.14mi	4/2.0	1,440 (+11%)	21mo	$175,000	$122	57
6882 N Tranquility Dr	0.70mi	3/2.0 (-1)	1,248 (-4%)	2mo	$85,000	$68	54
63 Maple Dr	0.12mi	3/2.0 (-1)	1,440 (+11%)	22mo	$167,000	$116	52
6999 Pleasure Ln	0.50mi	4/2.0	1,440 (+11%)	20mo	$150,000	$104	42
3317 Turnbridge Dr	0.66mi	3/2.0 (-1)	1,152 (-11%)	5mo	$120,000	$104	41
7005 Pleasure Ln	0.56mi	3/2.0 (-1)	1,440 (+11%)	12mo	$122,000	$85	40

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.19×
• Total profit: $10,308
• Equity at exit: $28,181

10-year hold

• IRR: 11.7%
• Equity multiple: 1.80×
• Total profit: $42,143
• Equity at exit: $16,341

Cash invested: $52,920 (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 95823

• Rents YoY: 0.0%
• Active inventory: 186
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $762

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 66%

Sensitivity live

Price	-10% $892	-5% $827	+0% $762	+5% $696	+10% $631
Rent	-10% $555	-5% $658	+0% $762	+5% $865	+10% $969
Rate	-1.0pp $857	-0.5pp $810	base $762	+0.5pp $713	+1.0pp $663

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	25d	1	0.19mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	45d	1	0.61mi
7570 Wrenwood Dr Sacramento, CA	3.0	2.0	1535	$2,395	$1.56	45d	1	0.62mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	45d	1	0.63mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	45d	1	0.65mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$3,283	$2.68	45d	1	0.66mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	45d	1	0.88mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	8d	1	0.91mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	25d	1	1.06mi
4690 Brookfield Dr Sacramento, CA	4.0	2.0	1753	$2,500	$1.43	21d	1	1.22mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	45d	1	1.25mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	45d	1	1.29mi
7663 22nd St Sacramento, CA	4.0	2.0	1800	$1,999	$1.11	25d	1	1.33mi
2081 Wakefield Way Sacramento, CA	3.0	2.0	1409	$2,500	$1.77	21d	1	1.40mi
7640 Walsh Way Sacramento, CA	3.0	2.0	1301	$2,695	$2.07	45d	1	1.45mi
7826 Brizio Walk Sacramento, CA	3.0	2.5	1616	$2,950	$1.83	4d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $189,000 Active 151 DOM
2. 2026-06-18
   days on market $189,000 Active 148 DOM
3. 2026-06-17
   days on market $189,000 Active 147 DOM
4. 2026-06-16
   days on market $189,000 Active 146 DOM
5. 2026-06-15
   days on market $189,000 Active 145 DOM
6. 2026-06-13
   days on market $189,000 Active 143 DOM
7. 2026-06-13
   days on market $189,000 Active 142 DOM
8. 2026-06-09
   days on market $189,000 Active 139 DOM
9. 2026-06-08
   days on market $189,000 Active 138 DOM
10. 2026-06-07
    days on market $189,000 Active 137 DOM
11. 2026-06-05
    days on market $189,000 Active 134 DOM
12. 2026-06-03
    days on market $189,000 Active 133 DOM
13. 2026-06-02
    days on market $189,000 Active 132 DOM
14. 2026-06-01
    days on market $189,000 Active 131 DOM
15. 2026-05-31
    days on market $189,000 Active 130 DOM
16. 2009-09-18
    soldstatus $43,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,411
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$5,498
• Taxable income: $6,520
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $7,576/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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

Price history

1 event — show timeline

• 2009-09-18 Sold (Public Records) $43,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $363 · -2.6% YoY. Source: county tax records.