8214 Tiki Ln · Florin, CA 95828

$110,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 49 Days on market

Built 1972 1,400 sqft lot $115/sqft · 8% above area Est $102k · 8% 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 +4.1/10.0
• ARV discount +4.0/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Welcome to Camellia Village Mobile Estates. Where comfort, community, and unbeatable value come together! Priced to make homeownership a reality, this pristine 2-bedroom, 2-bathroom home is the opportunity Sacramento buyers have been waiting for. From the moment you step inside, one thing is immediately clear, this home has been meticulously cared for. Spotlessly clean, thoughtfully maintained, and completely move-in ready, all you need to do is unpack and start living. Located in one of Sacramento's most sought-after all-ages manufactured home communities, Camellia Village is the kind of place where neighbors actually wave hello. The streets are clean, the homes are well-kept, and a true s

Key facts

• Bbq grill areas
• Clubhouse
• Gated entrance

Tags

• GATED ENTRANCE
• SPARKLING SWIMMING POOL
• BBQ GRILL AREAS
• CLUBHOUSE
• BASKETBALL COURT
• PICNIC SPACES

Property features AI

Finance

• Other: Located in Sacramento, CA (zip 95828) at 8214 Tiki Ln; Located in Camellia Village Mobile Estates (gated mobile home park)
• Financial info: Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: No association

Exterior

• Parking: Attached covered parking; Guest parking available; No garage
• Utilities: Cable available; 220V in kitchen and laundry; Mutual and public water sources; Sewer: other
• Home design: Manufactured in-park home; Double wide; Built in 1972
• Construction: Aluminum and vinyl skirting; Country Manor manufactured home
• Exterior features: Other roof type

Interior

• Kitchen: Free-standing gas range; Gas cooktop; Hood over range; Free-standing refrigerator; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air; Ceiling fans; Other heating and cooling features
• Interior features: Great room; Combination dining/living and dining/family spaces; Laminate countertops
• Laundry & utility: Electric laundry hookups; Washer/dryer area inside the home (in kitchen/inside room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.83% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.48%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $102,000
• List price: $110,000
• Delta: 7.84%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7542 Debutante Ln	0.13mi	2/2.0	960 (0%)	21mo	$170,000	$177	76

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: 24.1%
• Equity multiple: 1.95×
• Total profit: $29,385
• Equity at exit: $16,401

10-year hold

• IRR: 30.0%
• Equity multiple: 3.31×
• Total profit: $71,227
• Equity at exit: $9,511

Cash invested: $30,800 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $834

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 54%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,950	$2.67	1d	5	0.41mi
7337 Power Inn Rd Sacramento, CA	2.0	1.0	663	$1,775	$2.68	23d	3	0.53mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	0.58mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	43d	1	0.75mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	43d	1	0.79mi
7614 Par Pkwy Sacramento, CA	2.0	1.0	850	$1,750	$2.06	43d	1	0.87mi
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	2d	16	0.96mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	7d	4	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 49 DOM
2. 2026-06-17
   days on market $110,000 Active 48 DOM
3. 2026-06-16
   days on market $110,000 Active 47 DOM
4. 2026-06-16
   price $110,000 Active 46 DOM
5. 2026-06-15
   days on market $119,998 Active 46 DOM
6. 2026-06-13
   days on market $119,998 Active 44 DOM
7. 2026-06-13
   days on market $119,998 Active 43 DOM
8. 2026-06-09
   days on market $119,998 Active 40 DOM
9. 2026-06-08
   days on market $119,998 Active 39 DOM
10. 2026-06-07
    days on market $119,998 Active 38 DOM
11. 2026-06-05
    days on market $119,998 Active 35 DOM
12. 2026-06-03
    days on market $119,998 Active 34 DOM
13. 2026-06-02
    days on market $119,998 Active 33 DOM
14. 2026-06-01
    days on market $119,998 Active 32 DOM
15. 2026-05-31
    days on market $119,998 Active 31 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 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: $24,209
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$3,200
• Taxable income: $8,774
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $7,897/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: 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