7452 Huckleberry Ln · Florin, CA 95828

$69,500

2 bd · 1.5 ba · 816 sqft · Manufactured · 53 Days on market

$85/sqft · 48% above area Est $47k · 48% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this charming 2-bedroom, 1.5-bath home located in a desirable 55+ gated community. Tucked away in the quiet back loop of Olympia Commons, this home offers added privacy and a peaceful setting on the back side of the park. Residents enjoy access to great amenities including a pool, spa, clubhouse, ping pong and pool tables, and a community BBQ areaall at an incredibly affordable price. A perfect opportunity for comfortable, low-maintenance living in a well-maintained community.

Key facts

• Gated community
• Community bbq area
• Great amenities

Tags

• GATED COMMUNITY
• QUIET BACK LOOP
• ADDED PRIVACY
• PEACEFUL SETTING
• GREAT AMENITIES
• COMMUNITY BBQ AREA

Property features AI

Finance

• Financial info: Land lease: No (listed land lease amount: $750)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached, covered parking
• Utilities: Individual gas meter; Public sewer; Private water; Other electric
• Home design: Manufactured in park; Single wide
• Construction: Other roof; Skirt: other; Make: unknown
• Exterior features: Covered patio; Porch; Other lot features

Interior

• Kitchen: Breakfast area/room; Hood over range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bath; 1 partial bath; Tub
• Heating & cooling: Natural gas heating; Other heating; Room air cooling; Other cooling
• Interior features: Hood over range; Covered patio and porch; Cathedral/vaulted living room ceiling; Breakfast area/room; Formal dining area/room; Service animals allowed
• Laundry & utility: Laundry: unspecified/other

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.76% ✓
• Cap rate: 24.15%
• Cash-on-cash: 63.76%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

• ARV (median comp): $47,000
• List price: $69,500
• Delta: 47.87%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7552 Red Bud Ln	0.05mi	3/2.0 (+1)	900 (+10%)	2mo	$47,000	$52	72
7557 Huckleberry #59	0.06mi	1/1.0 (-1)	720 (-12%)	22mo	$70,000	$97	52
7706 Whispering Palms Dr	0.60mi	2/2.0	720 (-12%)	8mo	$58,000	$81	44

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: 59.4%
• Equity multiple: 3.52×
• Total profit: $49,007
• Equity at exit: $10,363

10-year hold

• IRR: 63.1%
• Equity multiple: 6.44×
• Total profit: $105,884
• Equity at exit: $6,009

Cash invested: $19,460 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,034

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 41%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7614 Par Pkwy Sacramento, CA	2.0	1.0	850	$1,750	$2.06	43d	1	0.21mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	43d	1	0.33mi
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,950	$2.67	2d	5	0.53mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	43d	1	0.59mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	0.60mi
7337 Power Inn Rd Sacramento, CA	2.0	1.0	663	$1,775	$2.68	23d	3	0.69mi
6465 Village Center Dr Sacramento, CA	1.0–2.0	1.0	629	$1,670	$2.65	2d	9	0.87mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	7d	4	0.94mi
6633 Valley Hi Dr Sacramento, CA	2.0	2.0	809	$1,889	$2.33	4d	1	1.05mi
7474 La Mancha Way Sacramento, CA	1.0	1.0	676	$1,550	$2.29	7d	2	1.08mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	43d	1	1.10mi
6808 Wyndham Dr Sacramento, CA	2.0	1.0–2.0	742	$2,165	$2.92	2d	7	1.11mi
6921 Lewiston Way Sacramento, CA	1.0	1.0	569	$1,495	$2.63	3d	5	1.18mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	43d	1	1.19mi
5500 Mack Rd Sacramento, CA	2.0	1.0–2.0	856	$1,603	$1.87	7d	1	1.22mi
7826 Center Pkwy Sacramento, CA	1.0–2.0	1.0–2.0	737	$1,795	$2.43	43d	1	1.31mi
5152 Mack Rd Sacramento, CA	1.0	1.0	597	$1,603	$2.69	4d	1	1.43mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,891	$2.36	20d	1	1.43mi
5152 Mack Rd Sacramento, CA	1.0	1.0	597	$1,525	$2.55	23d	1	1.43mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,731	$2.16	17d	1	1.43mi
7874 Golden Field Way Sacramento, CA	3.0	1.0	1014	$2,100	$2.07	15d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $69,500 Active 53 DOM
2. 2026-06-17
   days on market $69,500 Active 52 DOM
3. 2026-06-16
   days on market $69,500 Active 51 DOM
4. 2026-06-15
   days on market $69,500 Active 50 DOM
5. 2026-06-13
   days on market $69,500 Active 48 DOM
6. 2026-06-13
   days on market $69,500 Active 47 DOM
7. 2026-06-09
   days on market $69,500 Active 44 DOM
8. 2026-06-08
   days on market $69,500 Active 43 DOM
9. 2026-06-07
   days on market $69,500 Active 42 DOM
10. 2026-06-05
    days on market $69,500 Active 39 DOM
11. 2026-06-03
    days on market $69,500 Active 38 DOM
12. 2026-06-02
    days on market $69,500 Active 37 DOM
13. 2026-06-01
    days on market $69,500 Active 36 DOM
14. 2026-05-31
    days on market $69,500 Active 35 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 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: $23,002
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$2,022
• Taxable income: $12,017
• Est. tax owed @ 24.0%: −$2,884
• After-tax cash flow: $9,524/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