237 Majestic Ln · Sacramento, CA 95838

$89,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 82 Days on market

Built 1985 Good condition Est $87k · 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 +6.7/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this darling, beautifully updated 2-bedroom, 2-bathroom home in the sought-after Village Green community! Offering approximately 840 sq ft, this home shines with a stunning remodeled kitchen featuring granite countertops, new cabinetry, stainless steel range and microwave, updated sink and faucet, plus a convenient eat-at barperfect for everyday living and entertaining. Enjoy fresh interior touches throughout, including new carpet, LVP flooring, ceiling fans, and dual-pane windows for comfort and efficiency. The functional layout also includes a stackable washer and dryer for added convenience. Step outside to a spacious, fully fenced yard shaded by mature treesideal for relaxing

Key facts

• Remodeled kitchen
• Eat-at bar
• New cabinetry

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• NEW CABINETRY
• STAINLESS STEEL RANGE
• UPDATED SINK
• EAT-AT BAR

Property features AI

Finance

• Other: Located in Sacramento (zip 95838) — within Sacramento Unified school districts; Directions: I-80 to north on Raley Blvd, right on Bell Ave, right in the park, follow the park main road to the back gate (it will open), turn left on MacArthur St, then right on Majestic Ln; home is on the right.
• Financial info: Land lease amount listed but property marked as not land lease
• HOA & community: No homeowners association; Not a senior community; No land lease

Exterior

• Parking: Attached covered parking (no separate garage)
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer; Internet available
• Home design: Manufactured home in a park; Single-wide; Built in 1985
• Construction: Composition roof; Wood skirting; Manufacturer: Champion
• Exterior features: Fenced front yard; Regular-shaped lot

Interior

• Kitchen: Marble countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted living room ceiling; Marble kitchen counters; Dining and family room combo; Pets allowed
• Laundry & utility: Stacked washer and dryer included; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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.
• Robla Elementary (urban): math 29% / reading 38% proficiency, ranked #923 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.7%/yr); 162 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($84k) 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.16%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Village Cir	0.05mi	2/1.0	784 (-7%)	0mo	$94,000	$120	82
133 Village Cir #9	0.12mi	2/1.0	840 (0%)	10mo	$76,000	$90	82
93 Village Cir	0.10mi	2/1.5	816 (-3%)	14mo	$68,000	$83	76
186 Village Cir	0.22mi	2/2.0	800 (-5%)	9mo	$75,000	$94	74
51 Kit Ct	0.21mi	2/2.0	875 (+4%)	16mo	$60,000	$69	70
107 Village Cir #107	0.05mi	2/1.0	784 (-7%)	18mo	$94,900	$121	68
121 Village Cir #121	0.08mi	2/1.0	784 (-7%)	18mo	$94,900	$121	66
123 Village Cir	0.13mi	2/2.0	720 (-14%)	10mo	$75,000	$104	62
214 Village Cir	0.20mi	2/2.0	949 (+13%)	10mo	$106,483	$112	61
113 Village Cir	0.06mi	2/1.0	720 (-14%)	14mo	$18,000	$25	57

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: 21.3%
• Equity multiple: 1.84×
• Total profit: $20,887
• Equity at exit: $13,270

10-year hold

• IRR: 27.4%
• Equity multiple: 3.08×
• Total profit: $51,853
• Equity at exit: $7,695

Cash invested: $24,920 (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 95838

• Rents YoY: -2.7%
• Active inventory: 162
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $626

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 55%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,150	$1.77	20d	1	0.30mi
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,095	$1.68	7d	1	0.30mi
2011 Bell Ave Unit B Sacramento, CA	1.0	1.0	550	$1,045	$1.90	23d	1	0.42mi
2101 Bell Ave Unit 4 Sacramento, CA	1.0	1.0	550	$995	$1.81	20d	1	0.43mi
3720 Astoria St Unit 8 Sacramento, CA	2.0	1.0	950	$1,395	$1.47	1d	1	0.56mi
3707 1/2 Marysville Blvd Sacramento, CA	1.0	1.0	750	$1,395	$1.86	43d	1	0.66mi
1367 Harris Ave Sacramento, CA	2.0	1.0	600	$1,650	$2.75	1d	1	0.78mi
1138 North Ave Unit A Sacramento, CA	3.0	2.0	900	$2,000	$2.22	1d	1	1.00mi
3829 Belden St Sacramento, CA	2.0	2.0	1001	$2,126	$2.12	43d	1	1.12mi
4015 May St Sacramento, CA	2.0	1.5	875	$1,850	$2.11	23d	1	1.15mi
3729 Branch St Unit 1 Sacramento, CA	2.0	1.0	680	$1,300	$1.91	1d	1	1.27mi
3901 Cypress St Unit 921 Harris Sacramento, CA	2.0	1.0	700	$1,950	$2.79	43d	1	1.28mi
3616 Branch St Sacramento, CA	2.0	1.0	850	$1,599	$1.88	1d	1	1.31mi
3228 Fairview Ct Apt 4 Sacramento, CA	2.0	1.0	795	$1,395	$1.75	43d	1	1.33mi
3120 Howe Ave Sacramento, CA	1.0	1.0	725	$1,350	$1.86	23d	1	1.36mi
2256 Frazier Ct Unit ADU Sacramento, CA	3.0	1.5	917	$2,350	$2.56	43d	1	1.37mi
2315 Edison Ave #3 Sacramento, CA	1.0	1.0	600	$1,225	$2.04	3d	1	1.39mi
3101 Truax Ct Sacramento, CA	1.0–2.0	1.0	667	$1,495	$2.24	7d	4	1.40mi
2253 Edison Ave Sacramento, CA	3.0	1.0	980	$2,400	$2.45	43d	1	1.40mi
2503 Edison Ave Unit 2503-11 Sacramento, CA	2.0	1.0	825	$1,600	$1.94	23d	1	1.41mi
3307 Belden St Sacramento, CA	2.0	1.0	768	$2,200	$2.86	1d	1	1.42mi
2507 Edison Ave Unit 2507-11 Sacramento, CA	2.0	1.0	825	$1,600	$1.94	23d	1	1.42mi
2121 Edison Ave Sacramento, CA	1.0	1.0	580	$1,300	$2.24	43d	1	1.42mi
2501 Edison Ave Unit 2501-34 Sacramento, CA	1.0	1.0	525	$1,300	$2.48	23d	1	1.44mi
2511 Edison Ave Unit 2511-52 D Sacramento, CA	1.0	1.0	525	$1,300	$2.48	23d	1	1.45mi
2511 Edison Ave Unit 2511-26 D Sacramento, CA	1.0	1.0	535	$1,300	$2.43	20d	1	1.45mi
2344 Jill Way Sacramento, CA	3.0	1.0	950	$1,850	$1.95	43d	1	1.46mi
2228 Edison Ave Sacramento, CA	1.0–2.0	1.0–2.0	706	$1,914	$2.71	2d	6	1.49mi
2340 Edison Ave Sacramento, CA	1.0	1.0	623	$1,300	$2.09	23d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $89,000 Active 82 DOM
2. 2026-06-17
   statusdays on market $89,000 Active 81 DOM
3. 2026-06-16
   days on market $89,000 Contingent (Show) 80 DOM
4. 2026-06-15
   days on market $89,000 Contingent (Show) 79 DOM
5. 2026-06-13
   days on market $89,000 Contingent (Show) 77 DOM
6. 2026-06-09
   days on market $89,000 Contingent (Show) 73 DOM
7. 2026-06-08
   days on market $89,000 Contingent (Show) 72 DOM
8. 2026-06-07
   days on market $89,000 Contingent (Show) 71 DOM
9. 2026-06-03
   days on market $89,000 Contingent (Show) 67 DOM
10. 2026-06-02
    days on market $89,000 Contingent (Show) 66 DOM
11. 2026-06-01
    days on market $89,000 Contingent (Show) 65 DOM
12. 2026-05-31
    days on market $89,000 Contingent (Show) 64 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,856
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$2,589
• Taxable income: $6,485
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,959/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 · 13 photos

Good 80/100 Cosmetic rehab

This beautifully updated 2-bedroom, 2-bathroom home in Village Green community is in good condition with recent updates and improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value
• Both Landscaping and irrigation system — A well-maintained yard can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping and irrigation system — A well-maintained yard 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: Robla Elementary
• NCES district ID: 0633240
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,481
• Composite: 31.64/100
• National rank: #11126
• State rank: #923 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% 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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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