27 Hancock Dr · Roseville, CA 95678

$189,000

2 bd · 2.0 ba · 1,790 sqft · Manufactured · 17 Days on market

Built 1979 Good condition Est $193k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +8.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream retirement home in this highly desirable 55+ community! Diamond K Estates in Roseville. This * * fully renovated home * * offers modern luxury and comfort at every turn. Step inside to discover stunning * * new waterproof luxury laminate flooring * * flowing throughout, beautifully complemented by * * brand-new cabinets * * and contemporary * * light fixtures * * that illuminate each space with style. The updated kitchen features * * stainless steel appliances and quartz countertops * * , perfect for the home chef, while the * * large laundry area * * provides convenient functionality. Retreat to your * * spacious primary suite * * boasting

Key facts

• Brand-new cabinets
• Quartz countertops
• Fully renovated home

Tags

• FULLY RENOVATED HOME
• BRAND-NEW CABINETS
• LIGHT FIXTURES
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• LARGE LAUNDRY AREA

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: listed (amount provided separately)

Exterior

• Parking: Attached garage with garage door opener (2 car spaces)
• Utilities: Cable available; Underground utilities; Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Triple-wide; Built in 1979
• Construction: Golden West make; Other roof; Skirt: Other
• Exterior features: Close to clubhouse; Landscaped front yard; Landscaped backyard

Interior

• Kitchen: Hood over range; Dishwasher; Microwave; Free-standing electric oven; Free-standing electric range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathrooms with double sinks, tub with shower over, and separate shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Sun room; Great room living area; Porch; Pantry cabinet; Stone countertops; Kitchen and family area combined; Pets allowed (cats and dogs)
• Laundry & utility: Laundry hookups inside (in a room/area); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 33% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 1.8% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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 B-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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $193,320
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Hancock Dr	0.00mi	2/2.0	1,790 (0%)	0mo	$189,000	$106	100
144 Kaseberg Dr	0.11mi	2/2.0	1,788 (-0%)	8mo	$153,000	$86	88
255 Kirkwood Dr	0.21mi	3/2.5 (+1)	1,760 (-2%)	2mo	$134,500	$76	78
290 Lafayette	0.22mi	2/2.0	1,708 (-5%)	5mo	$175,900	$103	78
128 Kaseberg Dr	0.13mi	3/2.5 (+1)	1,840 (+3%)	17mo	$215,500	$117	68
227 Lafayette Dr #227	0.16mi	3/2.0 (+1)	1,624 (-9%)	11mo	$190,000	$117	63
344 Garfield Way	0.18mi	3/2.0 (+1)	1,680 (-6%)	20mo	$181,000	$108	60
300 Lafayette Dr	0.24mi	3/2.0 (+1)	1,608 (-10%)	9mo	$180,000	$112	59
205 Kaseberg	0.16mi	2/2.0	1,536 (-14%)	18mo	$169,900	$111	54

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $21,068
• Equity at exit: $28,181

10-year hold

• IRR: 18.3%
• Equity multiple: 2.43×
• Total profit: $75,761
• Equity at exit: $16,341

Cash invested: $52,920 (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 95678

• Rents YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,748 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $865

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 64%

Sensitivity live

Price	-10% $995	-5% $930	+0% $865	+5% $799	+10% $734
Rent	-10% $648	-5% $756	+0% $865	+5% $973	+10% $1,082
Rate	-1.0pp $960	-0.5pp $913	base $865	+0.5pp $816	+1.0pp $766

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	23d	1	0.42mi
512 Adora Cir Roseville, CA	2.0	3.0	1225	$3,387	$2.76	5d	1	0.51mi
413 Adora Cir Roseville, CA	1.0–2.0	1.0–2.5	985	$2,863	$2.91	2d	4	0.51mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	2d	1	0.52mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	2d	1	0.54mi
304 Diamond Oaks Rd Roseville, CA	3.0	2.0	2116	$3,200	$1.51	11d	1	0.65mi
637 Shelby Ranch Ln Roseville, CA	3.0	2.0	1241	$2,700	$2.18	23d	1	0.98mi
409 Washington Blvd Roseville, CA	3.0	2.0	2000	$1,995	$1.00	2d	1	1.13mi
412 Avila Dr Roseville, CA	3.0	3.0	1839	$2,900	$1.58	2d	1	1.43mi
1057 Shenencock Way Roseville, CA	3.0	2.0	1406	$2,795	$1.99	2d	1	1.43mi
120 Ivy St Roseville, CA	3.0	2.5	1525	$2,595	$1.70	2d	1	1.44mi
201 Sapphire Ct Roseville, CA	3.0	3.0	1488	$2,750	$1.85	20d	1	1.47mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,973
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,638
• − Management: −$2,638
• − Depreciation: −$5,498
• Taxable income: $7,832
• Est. tax owed @ 24.0%: −$1,880
• After-tax cash flow: $8,495/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully renovated home in a desirable 55+ community offers modern luxury and comfort with new waterproof flooring, updated cabinets, and contemporary light fixtures. The property is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace light fixtures with energy-efficient LED lights — Modernize lighting and save on energy costs
• Both Install smart home devices for energy efficiency and convenience — Enhances home's appeal and adds value for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace light fixtures with energy-efficient LED lights — Modernize lighting and save on energy costs ↑
• Both Install smart home devices for energy efficiency and convenience — Enhances home's appeal and adds value for potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

Amenities C Commute A+ 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: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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