62 Hancock Dr Unit B · Roseville, CA 95678

$154,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 97 Days on market

Built 1985 Est $162k · 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 +9.6/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Rare privacy
• Newer roof
• Updated kitchen

Tags

• CORNER LOT
• RARE PRIVACY
• NEWER PAINT
• NEWER ROOF
• CLEAN LANDSCAPING
• UPDATED KITCHEN

Property features AI

Finance

• Other: Land lease amount listed (not applicable if land lease is No)
• Financial info: No land lease
• HOA & community: No homeowners association

Exterior

• Parking: Attached parking; Detached parking
• Utilities: Public water; Public sewer; Electric: Other
• Home design: Manufactured in park; Double wide; Built in 1985; Located in a senior community
• Construction: Metal skirting; Manufactured home by Golden West
• Exterior features: Corner lot; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Kitchen island; Stone countertops; Dining space in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms with tub and tub/shower over combination
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Island kitchen with stone counters; Living room with additional features
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 167 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; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

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.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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 B-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?
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: 1.60% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.54%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Kaseberg Dr	0.13mi	2/2.0	1,152 (0%)	1mo	$173,000	$150	93
49 Hancock Dr	0.14mi	2/2.0	1,152 (0%)	6mo	$85,000	$74	88
256 Kirkwood	0.07mi	2/2.0	1,152 (0%)	17mo	$136,000	$118	83
284 Lafayette	0.34mi	2/2.0	1,176 (+2%)	2mo	$129,000	$110	79
283 Lafayette Dr	0.33mi	2/2.0	1,128 (-2%)	3mo	$153,000	$136	79
157 Kaseberg	0.28mi	2/2.0	1,152 (0%)	11mo	$130,000	$113	78
25 Hancock Dr	0.21mi	2/2.0	1,152 (0%)	17mo	$132,000	$115	76
59 Hancock Dr	0.04mi	2/2.0	1,080 (-6%)	15mo	$210,000	$194	75
343 Garfield	0.38mi	2/2.0	1,152 (0%)	12mo	$165,000	$143	72
181 Brookshire Way	0.31mi	3/2.0 (+1)	1,144 (-1%)	18mo	$161,000	$141	64
7 Stephens Ct	0.35mi	2/2.0	1,232 (+7%)	14mo	$195,000	$158	60
46 Hancock Dr	0.17mi	2/1.0	980 (-15%)	12mo	$164,500	$168	53

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.65×
• Total profit: $28,342
• Equity at exit: $23,096

10-year hold

• IRR: 24.1%
• Equity multiple: 2.97×
• Total profit: $85,247
• Equity at exit: $13,393

Cash invested: $43,372 (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 95678

• Rents YoY: 1.8%
• Active inventory: 167
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,478 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $887

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 59%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	21d	1	0.23mi
5 Marcia Way Roseville, CA	2.0–3.0	1.0–2.0	939	$2,099	$2.23	1d	3	0.39mi
1950 Quail Rdg W Roseville, CA	2.0	1.0–2.0	642	$1,950	$3.04	1d	1	0.53mi
700 Vallejo Ave Roseville, CA	1.0–2.0	1.0–2.0	930	$2,360	$2.54	1d	7	0.65mi
604 Hovey Way Roseville, CA	3.0	2.0	1169	$2,695	$2.31	1d	1	0.67mi
512 Adora Cir Roseville, CA	1.0	1.0	745	$2,161	$2.90	1d	1	0.68mi
512 Adora Cir Roseville, CA	2.0	3.0	1225	$3,387	$2.76	4d	1	0.68mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	1d	1	0.68mi
413 Adora Cir Roseville, CA	1.0–2.0	1.0–2.5	985	$2,863	$2.91	1d	4	0.69mi
248 Summer Grove Cir Roseville, CA	3.0	2.0	1160	$2,695	$2.32	1d	1	0.97mi
7950 Foothills Blvd Roseville, CA	2.0–3.0	2.0	1103	$2,380	$2.16	1d	5	1.05mi
637 Shelby Ranch Ln Roseville, CA	3.0	2.0	1241	$2,700	$2.18	21d	1	1.10mi
406 Niles Ave Roseville, CA	2.0	1.0	850	$1,800	$2.12	16d	1	1.19mi
1057 Shenencock Way Roseville, CA	3.0	2.0	1406	$2,795	$1.99	1d	1	1.24mi
1006 Circuit Dr Unit B-1 Roseville, CA	2.0	1.0	900	$1,395	$1.55	7d	1	1.42mi

Listing history 9 events

1. 2026-06-18
   days on market $154,900 Active 97 DOM
2. 2026-06-17
   days on market $154,900 Active 96 DOM
3. 2026-06-16
   days on market $154,900 Active 95 DOM
4. 2026-06-15
   days on market $154,900 Active 94 DOM
5. 2026-06-13
   days on market $154,900 Active 92 DOM
6. 2026-06-13
   days on market $154,900 Active 91 DOM
7. 2026-06-09
   days on market $154,900 Active 88 DOM
8. 2026-06-08
   days on market $154,900 Active 87 DOM
9. 2026-06-07
   statusdays on market $154,900 Active 86 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,731
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − Depreciation: −$4,506
• Taxable income: $8,693
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $8,556/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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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