161 Overbrook Dr · Folsom, CA 95630

$229,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 11 Days on market

Built 1972 Est $193k · 19% over

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Why this score? — see what drove the C 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Come and check out this beauty in Pinebrook Village, the only 5 start park around. This incredible community has it all; 2 miles of treed walking trails on 75 acres with water features, a community garden, a car wash and even storage for your RV. That's just the park! From the pristine landscaping to the fully remodeled kitchen with granite counters this corner lot home is located close to the clubhouse and swimming pool, has 3 bedrooms, perfect for an office or craft room. Both bathrooms have been updated and it has a separate vanity in the Master in addition to double sinks. In case you're thinking it's all cosmetic, the infrastructure has had significant work or replacement done as well,

Key facts

• Storage for your rv
• Car wash
• Community garden

Tags

• COMMUNITY GARDEN
• CAR WASH
• STORAGE FOR YOUR RV
• FULLY REMODELED KITCHEN
• GRANITE COUNTERS
• CORNER LOT

Property features AI

Finance

• Other: Directions: Enter Pinebrook Village off Auburn-Folsom Road. Turn left at the clubhouse. Home is on your left at corner of Overbrook and Rockglen.
• HOA & community: No association; Located in a senior community; Land lease required ($975)

Exterior

• Parking: Attached covered parking
• Utilities: Public water; Public sewer; Cable available; Internet available; 220V outlet in laundry
• Home design: Manufactured home (double wide) located in a park; Silvercrest make; Built in 1972; Updated/remodeled
• Construction: Aluminum skirting; Foam roof
• Exterior features: Carport awning and porch awning; Corner lot, landscaped front yard; Auto sprinkler front and rear; Close to clubhouse; Storage shed(s)

Interior

• Kitchen: Free standing gas range and oven; Gas cooktop with hood over; Refrigerator; Dishwasher; Microwave; Disposal; Pantry cabinet and pantry closet; Stone countertops
• Bedrooms: Three bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Double sinks, low-flow showers and toilets, tub with shower over, and shower stall(s)
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Updated/remodeled interior; Dual-pane partial windows with coverings and screens; Carpeted porch steps and railed porch; Storage areas inside
• Laundry & utility: Washer and dryer included; Laundry in inside area with electric hookup; Insulated water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 10.0% vs local median 2.5% in Folsom — 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 72/100 on livability (#190 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities D, commute F, cost of living F.
• Folsom-Cordova Unified (urban): math 25% / reading 25% proficiency, ranked #365 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carl H. Sundahl Elementary (332 students, 10% FRL); Sutter Middle (1,552 students, 15% FRL); Folsom High (2,718 students, 12% FRL) — zoned schools average 12% FRL vs 29% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.7%/yr); 431 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $192,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Shadowbrook Ct	0.11mi	2/2.0 (-1)	1,440 (0%)	4mo	$170,000	$118	87
320 Stonebrook Dr	0.16mi	2/2.0 (-1)	1,440 (0%)	5mo	$165,950	$115	83
330 Stonebrook Dr	0.16mi	2/2.0 (-1)	1,440 (0%)	7mo	$206,450	$143	81
230 Northlake Dr	0.13mi	2/1.5 (-1)	1,440 (0%)	7mo	$299,500	$208	81
276 Meadowrock Way	0.17mi	2/2.0 (-1)	1,344 (-7%)	1mo	$180,000	$134	75
342 Danielle Way	0.38mi	2/2.0 (-1)	1,440 (0%)	5mo	$155,000	$108	73
340 Stonebrook Dr	0.16mi	2/2.0 (-1)	1,536 (+7%)	7mo	$170,000	$111	71
155 Leafwood Way	0.07mi	2/2.0 (-1)	1,248 (-13%)	1mo	$185,000	$148	68
587 Southwood	0.28mi	2/2.0 (-1)	1,536 (+7%)	3mo	$330,000	$215	68
240 Stonebrook Dr	0.16mi	2/2.0 (-1)	1,640 (+14%)	2mo	$299,950	$183	63
347 Danielle Way	0.37mi	2/2.0 (-1)	1,248 (-13%)	2mo	$138,000	$111	54
257 Bluebird Ln	0.54mi	2/2.0 (-1)	1,620 (+12%)	0mo	$189,000	$117	49

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,764
• Equity at exit: $34,279

10-year hold

• IRR: 9.9%
• Equity multiple: 1.72×
• Total profit: $46,221
• Equity at exit: $19,878

Cash invested: $64,372 (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 95630

• Rents YoY: 1.7%
• Active inventory: 431
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,899 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $701

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 71%

Sensitivity live

Price	-10% $860	-5% $781	+0% $701	+5% $622	+10% $542
Rent	-10% $472	-5% $587	+0% $701	+5% $816	+10% $930
Rate	-1.0pp $817	-0.5pp $760	base $701	+0.5pp $642	+1.0pp $581

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Lost Lake Ct Folsom, CA	3.0	3.0	1867	$2,995	$1.60	0d	1	1.10mi
340 Caples Dr Folsom, CA	3.0	2.5	1423	$2,795	$1.96	9d	1	1.13mi
288 Marsalla Dr Folsom, CA	3.0	2.0	1130	$2,495	$2.21	45d	1	1.22mi
1600 Canyon Terrace Ln Folsom, CA	1.0–2.0	1.0–2.0	838	$2,660	$3.17	0d	16	1.42mi

Listing history 8 events

1. 2026-06-21
   days on market $229,900 Active 11 DOM
2. 2026-06-18
   days on market $229,900 Active 8 DOM
3. 2026-06-17
   days on market $229,900 Active 7 DOM
4. 2026-06-16
   days on market $229,900 Active 6 DOM
5. 2026-06-15
   days on market $229,900 Active 5 DOM
6. 2026-06-13
   days on market $229,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $229,900 Active 2 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,785
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − Depreciation: −$6,688
• Taxable income: $5,055
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $7,201/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: Folsom-Cordova Unified
• NCES district ID: 0613890
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 25% ▼ -38.00%
• Median HH income: $75,408
• Composite: 24.49/100
• National rank: #7656
• State rank: #365 of 517 in CA

Livability — Folsom

• Score: 72/100
• State rank: #190
• US rank: #6125

Category grades

Amenities D Commute F 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: Folsom, CA
• County: Sacramento County · 1,539,646 people
• City population: 79,484
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 79,484
• Household income: $139,642
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1651.0

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 0.61)
• Race & ethnicity: White 58% Asian 20% Hispanic / Latino 13% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Portuguese 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 75% English-only · Other Indo-European 7% Spanish 5% Other Asian/Pacific 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: ▼ -240.39%
• Current HPI: 286.0579
• Rent YoY: ▲ 1.72%
• 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