4216 Brookside Dr #121 · Sacramento, CA 95834

$54,900

2 bd · 1.0 ba · 864 sqft · Manufactured · 100 Days on market

Built 1978 $64/sqft · 37% below area Est $87k · 37% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 1978 home located in the Community of Stadium Club Estates. This delightful residence offers approximately 864 square feet of living space, with 2 bedrooms and 1 bathroom. Upon entering, youll notice the stylish laminate flooring throughout the home. The kitchen is well-equipped with a refrigerator, stove, oven, and ceiling lights. The bedrooms also feature laminate flooring and built-in closets, with one bedroom offering a mirrored closet. The bathroom includes both a tub and a shower. The backyard is equipped with a shed, providing perfect additional storage space. This is a Senior Park (55+) that offers a variety of amenities, including a clubhouse, pool, recreational facilities and more. Stop by today!

Key facts

• Laminate flooring
• Clubhouse
• Mirrored closet

Tags

• LAMINATE FLOORING
• BUILT-IN CLOSETS
• MIRRORED CLOSET
• BACKYARD SHED
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

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 $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 40.4% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living F.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 145 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $380 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 + 0.8% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.34% ✓
• Cap rate: 40.38%
• Cash-on-cash: 121.73%
• DSCR: 6.42
• GRM: 1.9

CMA / ARV

• ARV (median comp): $87,000
• List price: $54,900
• Delta: -36.90%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4860 Brookdale Dr #169	0.14mi	2/2.0	880 (+2%)	13mo	$64,900	$74	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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.04×
• Total profit: $77,403
• Equity at exit: $8,186

10-year hold

• IRR: —
• Equity multiple: 11.75×
• Total profit: $165,227
• Equity at exit: $4,747

Cash invested: $15,372 (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 95834

• Home prices YoY: -13.2%
• Rents YoY: 0.8%
• Active inventory: 145
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $1,434

Break-even live

Break-even rent $570

Max offer price $54,900

Occupancy floor 35%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Arena Blvd Sacramento, CA	1.0–3.0	1.0–2.5	952	$2,300	$2.42	1d	1	0.27mi
4450 El Centro Rd Sacramento, CA	1.0	1.0	845	$2,014	$2.38	1d	9	0.58mi
4200 E Commerce Way #1012 Sacramento, CA	2.0	2.0	958	$1,795	$1.87	43d	1	0.86mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	2d	3	0.88mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	4d	2	0.88mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$2,675	$2.85	1d	20	0.93mi
3610 Duckhorn Dr Sacramento, CA	1.0–3.0	1.0–2.0	927	$2,635	$2.84	1d	29	1.00mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$2,970	$3.43	2d	21	1.10mi
3761 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$3,231	$3.74	1d	29	1.14mi
2201 Arena Blvd Sacramento, CA	1.0–2.0	1.0–2.0	1015	$2,777	$2.74	2d	14	1.29mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$2,906	$2.36	1d	26	1.32mi
4101 Innovator Dr Sacramento, CA	1.0–2.0	1.0–2.0	950	$2,695	$2.84	1d	10	1.41mi
3351 Duckhorn Dr Sacramento, CA	1.0	1.0	981	$2,030	$2.07	1d	8	1.41mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,899	$2.60	1d	14	1.46mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,990	$3.47	1d	18	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $54,900 Active 100 DOM
2. 2026-06-17
   days on market $54,900 Active 99 DOM
3. 2026-06-16
   days on market $54,900 Active 98 DOM
4. 2026-06-15
   days on market $54,900 Active 97 DOM
5. 2026-06-13
   days on market $54,900 Active 95 DOM
6. 2026-06-13
   days on market $54,900 Active 94 DOM
7. 2026-06-09
   days on market $54,900 Active 91 DOM
8. 2026-06-08
   pricedays on market $54,900 Active 90 DOM
9. 2026-06-07
   days on market $59,900 Active 89 DOM
10. 2026-06-05
    days on market $59,900 Active 86 DOM
11. 2026-06-03
    days on market $59,900 Active 85 DOM
12. 2026-06-02
    days on market $59,900 Active 84 DOM
13. 2026-06-01
    days on market $59,900 Active 83 DOM
14. 2026-05-31
    days on market $59,900 Active 82 DOM
15. 2026-03-10
    listed $59,900 Active 738-char remark

    Show marketing remark (738 chars)

    Discover this charming 1978 home located in the Community of Stadium Club Estates. This delightful residence offers approximately 864 square feet of living space, with 2 bedrooms and 1 bathroom. Upon entering, youll notice the stylish laminate flooring throughout the home. The kitchen is well-equipped with a refrigerator, stove, oven, and ceiling lights. The bedrooms also feature laminate flooring and built-in closets, with one bedroom offering a mirrored closet. The bathroom includes both a tub and a shower. The backyard is equipped with a shed, providing perfect additional storage space. This is a Senior Park (55+) that offers a variety of amenities, including a clubhouse, pool, recreational facilities and more. Stop by today!

16. 2026-03-10
    listed $59,900 Active 738-char remark

    Show marketing remark (738 chars)

    Discover this charming 1978 home located in the Community of Stadium Club Estates. This delightful residence offers approximately 864 square feet of living space, with 2 bedrooms and 1 bathroom. Upon entering, youll notice the stylish laminate flooring throughout the home. The kitchen is well-equipped with a refrigerator, stove, oven, and ceiling lights. The bedrooms also feature laminate flooring and built-in closets, with one bedroom offering a mirrored closet. The bathroom includes both a tub and a shower. The backyard is equipped with a shed, providing perfect additional storage space. This is a Senior Park (55+) that offers a variety of amenities, including a clubhouse, pool, recreational facilities and more. Stop by today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $169 · $14/mo
• Projected year-2 tax: $417 · $35/mo
• Expected delta: +$248/yr (+$21/mo · 146.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A99 · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,621
• − Mortgage interest: −$3,075
• − Property taxes: −$169
• − Insurance: −$1,777
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$1,597
• Taxable income: $17,423
• Est. tax owed @ 24.0%: −$4,182
• After-tax cash flow: $13,028/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 in CA

Livability — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B- Housing A Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,245
• Household income: $101,260
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1444.0

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 0.78)
• Race & ethnicity: Asian 29% Hispanic / Latino 28% White 19% Two or more races 16% Black 15% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Subsaharan African 1% Russian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 15% Other Indo-European 14% Other Asian/Pacific 3%

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: ▼ -45.12%
• Current HPI: 295.8305
• Rent YoY: ▲ 0.82%
• 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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-03-10 Listed $59,900 MLSListings
• 2026-03-10 Listed $59,900 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+0.0%/yr

Latest (2025): $169 · -8.0% YoY. Source: county tax records.