279 Heritage Glenn Ln · Rancho Cordova, CA 95670

$134,888

2 bd · 2.0 ba · 1,150 sqft · Manufactured · 15 Days on market

Built 1977 Good condition Est $117k · 15% over

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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
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled and move-in ready! This charming home features a bright, updated kitchen with white cabinetry, Quartz countertops, newer stainless steel appliances, and a generous serving bar. Enjoy the convenience of an indoor laundry area, energy-efficient dual-pane windows, and a large storage shed for all your storage needs. Located on a desirable corner lot with covered parallel parking, this home offers comfort, style, and functionality throughout.

Key facts

• Indoor laundry area
• Covered parking
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• INDOOR LAUNDRY AREA
• ENERGY-EFFICIENT WINDOWS
• LARGE STORAGE SHED
• CORNER LOT
• COVERED PARKING

Property features AI

Finance

• Other: Property located at 279 Heritage Glenn Ln, Rancho Cordova, CA 95670; Directions: I-50 take Sunrise exit north to Zinfandel; go into park (near Palm View Lane)
• Financial info: Land lease not owned (land lease amount listed separately)
• HOA & community: No homeowner association; Located in a senior community; Community contains multiple units (community has 468 units)

Exterior

• Parking: Off-street parking for 2 vehicles; Covered parking; Detached parking; Boat storage available; Guest parking available
• Security: Service animals allowed (pets permitted: dogs and cats)
• Utilities: Public sewer; Public water via water district; Individual electric meter; Individual gas meter; Natural gas connected; DSL and internet available
• Home design: Manufactured in park (double wide); Kingswood make by Guerdon; Updated/remodeled; Built in 1977
• Construction: Composition roof; Wood skirting
• Exterior features: Carport awning and porch awning; Covered porch and deck (deck attached to family room); Fenced backyard; Front and miscellaneous landscaping; Close to clubhouse; Storage, shed(s) and outbuilding(s)

Interior

• Kitchen: Built-in electric oven; Free-standing gas range/oven; Free-standing refrigerator; Dishwasher; Disposal; Microwave; Self-cleaning oven; Ceramic, slab, synthetic, and marble counter surfaces
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Simulated wood/laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating (natural gas); Ceiling fans; Central cooling
• Interior features: Updated/remodeled interior; Dual-pane windows with window coverings and screens; Caulked/sealed windows; Covered deck and porch with railings and porch steps; Storage and utility room space; Great room living area; Breakfast area and pantry in kitchen; Dining bar and flexible dining/formal areas
• Laundry & utility: Washer and dryer included; Laundry closet with inside area; Gas hook-up; 220 volts in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: commute C-, crime D, cost of living F.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gold River Discovery Center K-8 (699 students, 29% FRL); John Barrett Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 672 students, 49% FRL); Rio Americano High (math 37% / reading 66%, grade D+, #312 of 1,170 statewide, top 27%, 1,884 students, 28% FRL).
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-13 pts) — the specific schools serving this property underperform the San Juan Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 226 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $933 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 + 0.9% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $132,864 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $117,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Sunny Hills Dr	0.03mi	2/2.0	1,200 (+4%)	5mo	$99,900	$83	87
191 Whispering Pines Dr	0.17mi	2/2.0	1,152 (+0%)	8mo	$65,000	$56	85
131 Royal Wood Ln	0.09mi	2/2.0	1,095 (-5%)	3mo	$140,000	$128	85
172 Rolling River Ln	0.31mi	2/2.0	1,160 (+1%)	10mo	$105,000	$91	75
396 Ravine Cir	0.13mi	2/2.0	1,280 (+11%)	1mo	$115,000	$90	74
55 Sheri Ridge Way	0.21mi	2/2.0	1,212 (+5%)	8mo	$129,900	$107	74
146 Gumtree Dr	0.23mi	2/2.0	1,100 (-4%)	10mo	$126,000	$115	74
66 Pineacre Ln	0.24mi	2/2.0	1,080 (-6%)	8mo	$126,900	$118	72
126 Royalwood Ln	0.08mi	3/2.0 (+1)	1,080 (-6%)	14mo	$110,000	$102	70
192 Whispering Pines Dr	0.18mi	2/2.0	1,248 (+8%)	11mo	$65,000	$52	68
259 Rocky Hills Ln	0.05mi	2/1.0	990 (-14%)	6mo	$94,900	$96	66
86 Wilderness Rd	0.24mi	3/2.0 (+1)	1,029 (-10%)	13mo	$121,000	$118	56

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.47×
• Total profit: $17,748
• Equity at exit: $20,112

10-year hold

• IRR: 19.4%
• Equity multiple: 2.46×
• Total profit: $55,306
• Equity at exit: $11,663

Cash invested: $37,769 (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 95670

• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,023/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $688

Break-even live

Break-even rent $1,180

Max offer price $134,888

Occupancy floor 61%

Sensitivity live

Price	-10% $781	-5% $735	+0% $688	+5% $641	+10% $595
Rent	-10% $526	-5% $607	+0% $688	+5% $769	+10% $850
Rate	-1.0pp $756	-0.5pp $722	base $688	+0.5pp $653	+1.0pp $617

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: $33,722
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11260 Point East Dr Rancho Cordova, CA	1.0–2.0	1.0	615	$1,985	$3.23	3d	29	0.33mi
2437 Rashawn Dr Rancho Cordova, CA	2.0	1.0	970	$1,900	$1.96	9d	1	0.36mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,225	$2.63	4d	1	0.37mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,230	$2.63	22d	9	0.37mi
11070 Hirschfeld Way Rancho Cordova, CA	1.0–2.0	1.0	800	$1,880	$2.35	4d	4	0.44mi
11150 Trinity River Dr Rancho Cordova, CA	2.0–3.0	2.0	1091	$1,850	$1.69	45d	2	0.49mi
2220 Cemo Cir Gold River, CA	2.0–3.0	2.0	1203	$2,499	$2.08	3d	7	0.53mi
11150 Trinity River Dr #79 Rancho Cordova, CA	2.0	1.0	941	$1,980	$2.10	25d	1	0.53mi
11112 Congo River Ct Rancho Cordova, CA	3.0	2.0	1407	$2,750	$1.95	19d	1	0.55mi
10890 Coloma Rd Rancho Cordova, CA	2.0	1.0	925	$1,499	$1.62	25d	3	0.81mi
10870 Coloma Rd Rancho Cordova, CA	2.0	1.0	950	$1,499	$1.58	4d	1	0.89mi
10922 Scotsman Way Rancho Cordova, CA	2.0	2.0	1100	$2,050	$1.86	19d	1	0.93mi
2253 Zinfandel Dr Rancho Cordova, CA	3.0	2.0	1204	$2,200	$1.83	45d	1	0.93mi
10918 Scotsman Way Unit 10918 Rancho Cordova, CA	2.0	2.0	1183	$1,795	$1.52	45d	1	0.94mi
2652 Los Nogales Way Rancho Cordova, CA	2.0	2.0	1000	$2,000	$2.00	45d	1	0.99mi
1990 Benita Dr Rancho Cordova, CA	2.0	1.5	960	$2,300	$2.40	45d	1	1.00mi
2657 McGregor Dr Rancho Cordova, CA	2.0	2.0	1012	$1,595	$1.58	45d	1	1.02mi
10780 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	760	$1,515	$1.99	4d	7	1.03mi
10680 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	730	$1,889	$2.59	4d	11	1.25mi
2751 Don Juan Dr Apt 16 Rancho Cordova, CA	2.0	1.5	960	$1,875	$1.95	45d	1	1.36mi
2730 Don Juan Dr Rancho Cordova, CA	2.0	1.0	800	$1,650	$2.06	45d	2	1.42mi

Listing history 11 events

1. 2026-06-21
   days on market $134,888 Active 15 DOM
2. 2026-06-18
   days on market $134,888 Active 12 DOM
3. 2026-06-17
   days on market $134,888 Active 11 DOM
4. 2026-06-16
   days on market $134,888 Active 10 DOM
5. 2026-06-15
   days on market $134,888 Active 9 DOM
6. 2026-06-13
   days on market $134,888 Active 7 DOM
7. 2026-06-13
   days on market $134,888 Active 6 DOM
8. 2026-06-09
   days on market $134,888 Active 3 DOM
9. 2026-06-08
   days on market $134,888 Active 2 DOM
10. 2026-06-07
    remarks 464-char remark
11. 2026-06-07
    listed $134,888 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,610
• − Mortgage interest: −$7,556
• − Property taxes: −$2,023
• − Insurance: −$674
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$3,924
• Taxable income: $6,495
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $6,697/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 · 6 photos

Good 75/100 Cosmetic rehab

This charming mobile home is beautifully remodeled and move-in ready, featuring updated kitchens and bathrooms, and a well-maintained exterior with a covered carport and storage shed.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Trim the landscaping — Improves curb appeal and enhances the home's aesthetic

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Trim the landscaping — Improves curb appeal and enhances the home's aesthetic ↑

ⓘ 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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• 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