8880 Auburn Folsom #20 · Granite Bay, CA 95746

$49,900

1 bd · 1.0 ba · 480 sqft · SingleFamily · 349 Days on market

Built 1984

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER IS MOTIVATED. BRING ANY AND ALL OFFERS! Step into this cute-as-a-button mobile home nestled in the heart of the highly desirable Granite Bay area. Perfectly blending charm and modern convenience, this home has been lovingly updated to offer a cozy yet stylish retreat. Inside, you'll find an inviting open-concept living space with fresh, contemporary finishes. The updated kitchen boasts sleek countertops, newer appliances, and plenty of storage, making it perfect for cooking or hosting friends. The bedrooms provide a comfortable haven, and the updated bathroom adds a touch of modern elegance. This home is ideally located near top-rated schools, local parks, shopping, and diningofferin

Key facts

• Granite bay area
• Newer appliances
• Updated kitchen

Tags

• GRANITE BAY AREA
• OPEN-CONCEPT LIVING SPACE
• UPDATED KITCHEN
• NEWER APPLIANCES
• UPDATED BATHROOM
• TOP-RATED SCHOOLS

Property features AI

Finance

• Other: Located in Granite Bay, CA 95746 (cross street: Douglad Blvd)
• Financial info: Land lease: listed amount $1,195 (land lease indicator shows No)
• HOA & community: No association; Not a senior community

Exterior

• Parking: Assigned parking (no garage)
• Utilities: Natural gas connected; 220 volts in kitchen; Public sewer; Public water
• Home design: Manufactured in park; Single wide; Built in 1984
• Construction: Baysjore make (mobile home); Skirt: Other
• Exterior features: Regular-shaped lot; Other roof

Interior

• Kitchen: Pantry cabinet
• Bedrooms: 1 bedroom
• Flooring: Other
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Ceiling fan(s); Window unit(s)
• Interior features: Living/dining combo; Pantry cabinet; Other living room features
• Laundry & utility: No laundry hookups

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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: employment A+, housing A+, crime 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.
• Zoned schools: Greenhills Elementary (math 72% / reading 67%, grade A-, #147 of 1,571 statewide, top 10%, 507 students, 16% FRL); Ridgeview Elementary (math 67% / reading 75%, grade A, #35 of 498 statewide, top 7%, 515 students, 7% FRL); Granite Bay High (math 61% / reading 87%, grade B+, #85 of 1,170 statewide, top 8%, 1,972 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• 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).
• This rent is only 15% of the median local income ($183k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.50% ✓
• Cap rate: 40.68%
• Cash-on-cash: 122.82%
• DSCR: 6.46
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.94×
• Total profit: $83,024
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 14.58×
• Total profit: $189,709
• Equity at exit: $4,314

Cash invested: $13,972 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,430

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,464	-5% $1,447	+0% $1,430	+5% $1,413	+10% $1,395
Rent	-10% $1,252	-5% $1,341	+0% $1,430	+5% $1,519	+10% $1,607
Rate	-1.0pp $1,455	-0.5pp $1,443	base $1,430	+0.5pp $1,417	+1.0pp $1,404

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $49,900 Active 349 DOM
2. 2026-06-18
   days on market $49,900 Active 346 DOM
3. 2026-06-17
   days on market $49,900 Active 345 DOM
4. 2026-06-16
   days on market $49,900 Active 344 DOM
5. 2026-06-15
   days on market $49,900 Active 343 DOM
6. 2026-06-13
   days on market $49,900 Active 341 DOM
7. 2026-06-13
   days on market $49,900 Active 340 DOM
8. 2026-06-09
   days on market $49,900 Active 337 DOM
9. 2026-06-08
   days on market $49,900 Active 336 DOM
10. 2026-06-07
    days on market $49,900 Active 335 DOM
11. 2026-06-03
    days on market $49,900 Active 331 DOM
12. 2026-06-02
    days on market $49,900 Active 330 DOM
13. 2026-06-01
    days on market $49,900 Active 329 DOM
14. 2026-05-31
    days on market $49,900 Active 328 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 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: $26,959
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$1,452
• Taxable income: $17,401
• Est. tax owed @ 24.0%: −$4,176
• After-tax cash flow: $12,984/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