6805 Douglas Blvd #37 · Granite Bay, CA 95746

$85,000

2 bd · 1.0 ba · 775 sqft · Manufactured · 13 Days on market

Built 1981 Est $78k · 10% 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 +6.2/10.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location! Here's your opportunity to enjoy the sought-after Granite Bay lifestyle without the high price tag. Welcome to Granite Bay Estates, a gated community offering comfort, convenience, and an unbeatable setting complete with a community pool. Ideally situated in the heart of Granite Bay, this charming home provides easy access to shopping, dining, fitness centers, and everyday amenities. Enjoy the outdoors with nearby access to Folsom Lake, plus the convenience of being within walking distance to Cavitt Junior High School and local gyms. Whether you're looking for an affordable primary residence, a low-maintenance lifestyle, or a rare chance to live in one of the a

Key facts

• Gated community
• Community pool
• 2 parking spots

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO FITNESS CENTERS
• NEARBY ACCESS TO FOLSOM LAKE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Guest parking available
• Utilities: Natural gas connected; Public water; Public sewer; Irrigation from public district; 220V in kitchen; 220V in laundry
• Home design: Detached mobile home; Single-story; Updated/Remodeled; Facing direction not specified; Entry level: main level living
• Construction: Built in 1981; Roof: other
• Exterior features: Partial fencing; Low-maintenance lot; Gated community; Built-in common facility pool; Private pool

Interior

• Kitchen: Granite counters; Free-standing gas range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: 2 bedrooms (all on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Evaporative cooler
• Interior features: Updated/remodeled interior; Great room; Deck attached to living area; Front porch and back porch with a covered deck; Dual-flush toilet; Tub with shower over; Quartz bathroom surfaces; Energy Star qualified appliances; Appliances and windows are energy efficient
• Laundry & utility: Washer/dryer hookups inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Cap rate 29.5% vs local median 1.1% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 165 active listings in the ZIP; high-income renter base; 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 3.33% ✓
• Cap rate: 29.54%
• Cash-on-cash: 83.02%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $77,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6805 Douglas Blvd #37	0.00mi	2/1.0	784 (+1%)	17mo	$113,000	$144	84
6805 Douglas Blvd #36	0.00mi	2/1.0	720 (-7%)	10mo	$115,000	$160	80
6805 Douglas Blvd #56	0.00mi	2/1.0	672 (-13%)	12mo	$60,000	$89	68
8880 Auburn Folsom Blvd #30	0.51mi	2/1.0	800 (+3%)	20mo	$58,000	$73	55
9060 Auburn Folsom Rd #13	0.68mi	2/1.0	800 (+3%)	12mo	$80,000	$100	54
9060 Auburn Folsom Rd #7	0.68mi	2/2.0	844 (+9%)	2mo	$104,000	$123	48
9060 Auburn Folsom Rd #24	0.68mi	2/1.0	720 (-7%)	21mo	$18,000	$25	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.4%
• Equity multiple: 4.83×
• Total profit: $91,144
• Equity at exit: $12,674

10-year hold

• IRR: 86.6%
• Equity multiple: 10.02×
• Total profit: $214,583
• Equity at exit: $7,349

Cash invested: $23,800 (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 95746

• Active inventory: 165
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,828 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $1,647

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,705	-5% $1,676	+0% $1,647	+5% $1,617	+10% $1,588
Rent	-10% $1,423	-5% $1,535	+0% $1,647	+5% $1,758	+10% $1,870
Rate	-1.0pp $1,689	-0.5pp $1,668	base $1,647	+0.5pp $1,625	+1.0pp $1,602

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $85,000 Active 13 DOM
2. 2026-06-18
   days on market $85,000 Active 10 DOM
3. 2026-06-17
   days on market $85,000 Active 9 DOM
4. 2026-06-16
   days on market $85,000 Active 8 DOM
5. 2026-06-15
   days on market $85,000 Active 7 DOM
6. 2026-06-13
   days on market $85,000 Active 5 DOM
7. 2026-06-13
   days on market $85,000 Active 4 DOM
8. 2026-06-09
   listing id $85,000 Active 1 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,935
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − Depreciation: −$2,473
• Taxable income: $19,571
• Est. tax owed @ 24.0%: −$4,697
• After-tax cash flow: $15,062/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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