8655 Florin Rd #108 · Florin, CA 95828

$159,900

2 bd · 2.0 ba · 1,300 sqft · Manufactured · 7 Days on market

Built 1977 Average condition Est $122k · 31% over $445/mo HOA · 21% of rent

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Why this score? — see what drove the D 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 +16.8/30.0
• 1% rule +8.1/10.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

STOP THE CAR! NO SPACE RENT at this desirable 55+ resident-owned Golf Greens community! Enjoy low association dues of $445, which include water, sewer, and garbage. Well-maintained community offers fantastic amenities including its own chip & putt 9-hole golf course, two swimming pools, a large spa, clubhouse, game room, lounge, RV parking, and a full calendar of social activities for residents. This home has vinyl windows, updated plumbing, newer HVAC, newer roof, newer appliances and so much more. Backs up to golf course and features a covered porch. New carport cover, with guest parking conveniently close to home. Two sheds for additional storage. Golf Greens is one of Sacramento's

Key facts

• Two swimming pools
• Large spa
• Clubhouse

Tags

• CHIP & PUTT GOLF COURSE
• TWO SWIMMING POOLS
• LARGE SPA
• CLUBHOUSE
• GAME ROOM
• LOUNGE

Property features AI

Finance

• Other: Senior community
• HOA & community: Mandatory association; Monthly association fee of $445; Association maintains grounds; Community amenities include pool, clubhouse, guest parking, and close to golf course

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; Natural gas connected; 220V in kitchen
• Home design: Manufactured in park; Single-wide; Built in 1977
• Construction: Fiberglass skirting; Other roof type; Bendix Manor make
• Exterior features: Greenbelt lot setting; Shed(s)

Interior

• Kitchen: Free-standing gas range; Dishwasher; Disposal; Microwave; Ceramic countertops; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Bathtub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Great room living area; Porch with railing and carpeting; Pets allowed
• Laundry & utility: Laundry closet with stacked washer/dryer included; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.1% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 31% 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 $5k 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.

Negotiation context

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

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $122,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8665 Florin Rd #94	0.17mi	2/2.0	1,344 (+3%)	0mo	$103,000	$77	86
8665 Florin Rd #31	0.13mi	3/2.0 (+1)	1,300 (0%)	7mo	$50,000	$38	83
8665 Florin Rd #129	0.07mi	3/2.0 (+1)	1,340 (+3%)	6mo	$185,000	$138	82
8665 Florin Rd #134	0.13mi	2/2.0	1,440 (+11%)	7mo	$107,000	$74	70
12 Pina St	0.69mi	2/2.0	1,344 (+3%)	2mo	$75,000	$56	60
7406 Pardis Ln	0.59mi	2/2.0	1,400 (+8%)	1mo	$170,000	$121	58
7406 Pardis Ln	0.59mi	2/2.0	1,400 (+8%)	1mo	$170,000	$121	58
8622 Beauxart Cir #39	0.65mi	2/2.0	1,200 (-8%)	1mo	$270,000	$225	56
8676 Beauxart Cir	0.54mi	2/2.0	1,440 (+11%)	5mo	$322,000	$224	52
131 Hibiscus Ave	0.75mi	2/2.0	1,152 (-11%)	1mo	$94,000	$82	46
7 Pina	0.71mi	2/2.0	1,152 (-11%)	3mo	$96,000	$83	45
5 Pina St	0.72mi	2/2.0	1,152 (-11%)	5mo	$108,000	$94	43

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: -16.5%
• Equity multiple: 0.44×
• Total profit: $-25,197
• Equity at exit: $23,842

10-year hold

• IRR: -18.3%
• Equity multiple: 0.20×
• Total profit: $-35,976
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$445
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $103

Break-even live

Break-even rent $1,962

Max offer price $159,900

Occupancy floor 90%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	2d	16	0.20mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	23d	1	1.21mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	7d	1	1.21mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	1.42mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	2d	1	1.45mi

HOA detail

• Monthly dues: $445 · $5,340/yr
• Likely covers: watersewertrashpool

Listing history 7 events

1. 2026-06-18
   days on market $159,900 Active 7 DOM
2. 2026-06-17
   days on market $159,900 Active 6 DOM
3. 2026-06-16
   days on market $159,900 Active 5 DOM
4. 2026-06-15
   days on market $159,900 Active 4 DOM
5. 2026-06-13
   days on market $159,900 Active 2 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $159,900 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 11 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: $25,104
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$5,340
• − Depreciation: −$4,652
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,486/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 · 14 photos

Average 55/100 Moderate rehab

This home requires moderate repairs and updates to its interior and exterior, with a focus on painting and kitchen cabinet updates to enhance its resale value.

Repairs flagged

• Major Paint — Peeling paint on interior walls and exterior.
• Minor Flooring — Some wear visible on hardwood flooring.
• Moderate Kitchen cabinets — Worn appearance suggests need for replacement or refinishing.
• Moderate Bathroom fixtures — Dated appearance suggests need for replacement or updating.

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on interior walls and exterior.	Major	$15,000–50,000
Flooring · Some wear visible on hardwood flooring.	Minor	$500–3,000
Kitchen cabinets · Worn appearance suggests need for replacement or refinishing.	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance suggests need for replacement or updating.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to both resale and rental. ↑

ⓘ 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: 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