367 Ravine Cir · Rancho Cordova, CA 95670

$135,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 45 Days on market

Built 1980 $94/sqft · 12% above area Est $121k · 12% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2-bedroom, 2-bath manufactured home located in the serene and sought-after Mobil Country Club community. With 1,440 sq. ft. of thoughtfully designed living space, this home offers a bright, open floor plan and a welcoming atmosphere throughout. Enjoy modern updates including a newer kitchen, HVAC system, roof, and dual-pane windows for year-round comfort and energy efficiency. Vaulted ceilings and ceiling fans enhance the airy feel, while an enclosed bonus room with abundant natural light provides a perfect space for relaxing, entertaining, or setting up a home office. Outside, the peaceful, low-maintenance yard features a large front porch, mature lan

Key facts

• Newer kitchen
• Manufactured home
• Dual-pane windows

Tags

• MANUFACTURED HOME
• MOBIL COUNTRY CLUB COMMUNITY
• NEWER KITCHEN
• HVAC SYSTEM
• DUAL-PANE WINDOWS
• ENCLOSED BONUS ROOM

Property features AI

Finance

• HOA & community: Senior community; Pets allowed (with limits); Clubhouse; Greenbelt; Community pool; Guest parking

Exterior

• Parking: 2-car garage spaces; Carport for 2 or more vehicles; 2 covered parking spaces; Guest parking in community
• Security: Gated community
• Utilities: Public water; Public sewer; Natural gas connected; Individual electric meter; Individual gas meter
• Home design: Manufactured home in park (double wide); Double wide body type; Golden West model
• Construction: Wood siding construction
• Exterior features: Covered patio; Low maintenance yard; Partial fencing; Level lot; Shed(s)

Interior

• Kitchen: Stone countertops; Dishwasher; Gas range / cooktop; Built-in oven; Built-in range/oven; Refrigerator; Updated kitchen; Pantry
• Bedrooms: 2 bedrooms; Primary bedroom suite
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower and updated finishes; Other bathroom with shower over tub (fiberglass)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Pantry; Updated kitchen; Dining area; Office; Window coverings; Main entry; Laundry facility
• Laundry & utility: Laundry room with washer and dryer; Cabinets in laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 223 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 of loan paydown is wiped out by about $4k 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 + 0.9% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. Crime grade is D 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?
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: 1.56% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.62%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $120,794
• List price: $135,000
• Delta: 11.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Sierra Vista Dr	0.06mi	2/2.0	1,440 (0%)	4mo	$120,700	$84	94
366 Ravine Cir	0.01mi	2/2.0	1,440 (0%)	7mo	$122,500	$85	94
376 Spreading Oak Ln	0.05mi	2/2.0	1,440 (0%)	7mo	$96,500	$67	92
408 Ravine Cir	0.07mi	2/2.0	1,440 (0%)	10mo	$124,000	$86	89
386 Crystal View Ln	0.05mi	2/2.0	1,400 (-3%)	14mo	$112,500	$80	81
396 Ravine Cir	0.07mi	2/2.0	1,280 (-11%)	1mo	$115,000	$90	78
399 Ravine Cir	0.07mi	2/2.0	1,344 (-7%)	18mo	$124,900	$93	70
428 Royal Crest Cir	0.09mi	3/2.0 (+1)	1,568 (+9%)	8mo	$162,500	$104	69
181 Whispering Pines Dr	0.34mi	2/2.0	1,368 (-5%)	14mo	$109,000	$80	64
143 Gumtree Dr	0.41mi	3/2.0 (+1)	1,536 (+7%)	7mo	$112,000	$73	58
192 Whispering Pines Dr	0.28mi	2/2.0	1,248 (-13%)	11mo	$65,000	$52	56
142 Gumtree Dr	0.29mi	2/2.0	1,296 (-10%)	18mo	$67,500	$52	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.77×
• Total profit: $29,128
• Equity at exit: $20,129

10-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $79,355
• Equity at exit: $11,672

Cash invested: $37,800 (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 95670

• Rents YoY: 0.9%
• Active inventory: 223
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$708
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $870

Break-even live

Break-even rent $1,005

Max offer price $135,000

Occupancy floor 54%

Sensitivity live

Price	-10% $947	-5% $908	+0% $870	+5% $832	+10% $794
Rent	-10% $704	-5% $787	+0% $870	+5% $953	+10% $1,036
Rate	-1.0pp $938	-0.5pp $904	base $870	+0.5pp $835	+1.0pp $800

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2437 Rashawn Dr Rancho Cordova, CA	2.0	1.0	970	$1,900	$1.96	8d	1	0.28mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,230	$2.63	21d	9	0.35mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,225	$2.63	3d	1	0.35mi
11070 Hirschfeld Way Rancho Cordova, CA	1.0–2.0	1.0	800	$1,880	$2.35	3d	4	0.36mi
11150 Trinity River Dr Rancho Cordova, CA	2.0–3.0	2.0	1091	$1,850	$1.69	44d	2	0.54mi
11112 Congo River Ct Rancho Cordova, CA	3.0	2.0	1407	$2,750	$1.95	18d	1	0.58mi
11150 Trinity River Dr #79 Rancho Cordova, CA	2.0	1.0	941	$1,980	$2.10	24d	1	0.58mi
2220 Cemo Cir Gold River, CA	2.0–3.0	2.0	1203	$2,499	$2.08	2d	7	0.61mi
10890 Coloma Rd Rancho Cordova, CA	2.0	1.0	925	$1,499	$1.62	24d	3	0.78mi
10922 Scotsman Way Rancho Cordova, CA	2.0	2.0	1100	$2,050	$1.86	18d	1	0.84mi
10870 Coloma Rd Rancho Cordova, CA	2.0	1.0	950	$1,499	$1.58	3d	1	0.86mi
10918 Scotsman Way Unit 10918 Rancho Cordova, CA	2.0	2.0	1183	$1,795	$1.52	44d	1	0.86mi
2253 Zinfandel Dr Rancho Cordova, CA	3.0	2.0	1204	$2,200	$1.83	44d	1	0.86mi
2652 Los Nogales Way Rancho Cordova, CA	2.0	2.0	1000	$2,000	$2.00	44d	1	0.90mi
2657 McGregor Dr Rancho Cordova, CA	2.0	2.0	1012	$1,595	$1.58	44d	1	0.93mi
1990 Benita Dr Rancho Cordova, CA	2.0	1.5	960	$2,300	$2.40	44d	1	0.97mi
1950 Klamath River Dr Rancho Cordova, CA	3.0	2.0	1579	$2,795	$1.77	22d	1	1.01mi
2751 Don Juan Dr Apt 16 Rancho Cordova, CA	2.0	1.5	960	$1,875	$1.95	44d	1	1.27mi

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 45 DOM
2. 2026-06-17
   days on market $135,000 Active 44 DOM
3. 2026-06-16
   days on market $135,000 Active 43 DOM
4. 2026-06-15
   days on market $135,000 Active 42 DOM
5. 2026-06-13
   days on market $135,000 Active 40 DOM
6. 2026-06-13
   days on market $135,000 Active 39 DOM
7. 2026-06-09
   days on market $135,000 Active 36 DOM
8. 2026-06-08
   days on market $135,000 Active 35 DOM
9. 2026-06-07
   days on market $135,000 Active 34 DOM
10. 2026-06-05
    days on market $135,000 Active 31 DOM
11. 2026-06-03
    days on market $135,000 Active 30 DOM
12. 2026-06-02
    days on market $135,000 Active 29 DOM
13. 2026-06-01
    days on market $135,000 Active 28 DOM
14. 2026-05-31
    days on market $135,000 Active 27 DOM
15. 2026-05-12
    status Pending 1220-char remark
16. 2026-04-24
    listed $135,000 Active 1220-char remark
17. 2026-04-14
    historical
18. 2026-02-23
    status Active
19. 2026-02-09
    status Pending
20. 2026-01-10
    listed Active

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$673/yr (+$56/mo · 190.4%)

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

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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,272
• − Mortgage interest: −$7,562
• − Property taxes: −$353
• − Insurance: −$675
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$3,927
• Taxable income: $8,711
• Est. tax owed @ 24.0%: −$2,091
• After-tax cash flow: $8,350/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• 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

7 events — show timeline

• 2026-05-22 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-24 Listed $135,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-14 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-23 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-09 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-10 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.8%/yr

Latest (2025): $353 · -4.5% YoY. Source: county tax records.