97 Narcissus Ave · North Auburn, CA 95603

$164,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 13 Days on market

Built 2021 Good condition

---

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
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into modern comfort and style with this nearly new 2021 Champion Model AF2052 manufactured home, thoughtfully designed with 2 bedrooms, 2 bathrooms, and an open, inviting floor plan. The impressive 9-foot flat ceilings create a spacious residential feel rarely found in manufactured homes, while upgraded luxury vinyl plank flooring adds both elegance and durability throughout the main living areas. The bright and airy living room flows seamlessly into the well-appointed kitchen and dining area, making everyday living and entertaining effortless. The primary bedroom offers a relaxing retreat with dual mirrored closets adjoining to the bathroom with upgraded shower fixtures, while the sec

Key facts

• Move in ready
• 9 foot flat ceilings
• Parking

Tags

• 9 FOOT FLAT CEILINGS
• WELL APPOINTED KITCHEN
• DUAL MIRRORED CLOSETS
• UPGRADED SHOWER FIXTURES
• MOVE IN READY

Property features AI

Finance

• HOA & community: No association; Land lease in effect ($1,095)

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Natural gas connected with individual gas meter; Gas plumbed; 220V outlet in kitchen; Internet available; Private water; Public sewer
• Home design: Manufactured in park (double wide); New construction (built 2021)
• Construction: Champion manufactured home; Wood skirting; Composition roof; Built in 2021
• Exterior features: Carport awning; Porch awning; Corner location; Close to clubhouse; Landscaped

Interior

• Kitchen: Pantry cabinet; Ceramic countertops; Dishwasher; Disposal; Hood over range; Microwave; Free-standing refrigerator; Free-standing gas oven
• Bedrooms: 2 bedrooms (includes master bedroom)
• Bathrooms: 2 full bathrooms; Low-flow showers; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Formal entry; Dual-pane windows with Low-E glass; Covered patio with railed porch steps
• Laundry & utility: Washer and dryer included (inside laundry room); Gas water heater

🏗️ New construction. The $164,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $123,760.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 13.5% vs local median 2.6% in North Auburn — 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 61/100 on livability (#519 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-, housing A-; Watch: schools F, crime D-, amenities F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 204 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $856 of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.64% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $123,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Marigold Ave #99	0.04mi	2/2.0	1,052 (+1%)	0mo	$125,000	$119	96
108 Marigold	0.06mi	2/2.0	1,000 (-4%)	10mo	$120,000	$120	83
85 Primrose Ave	0.05mi	2/2.0	1,100 (+6%)	14mo	$155,000	$141	76
56 Larkspur Ave	0.09mi	2/2.0	1,022 (-2%)	21mo	$149,000	$146	75
110 Marigold Ave #110	0.06mi	3/— (+1)	1,190 (+14%)	6mo	$140,000	$118	63
1514 Cottonwood Cir #8	0.47mi	2/2.0	1,152 (+11%)	5mo	$99,000	$86	56
12202 Hemlock Dr	0.53mi	2/2.0	1,152 (+11%)	6mo	$120,000	$104	52
1601 Alder Cir	0.47mi	2/2.0	960 (-8%)	17mo	$117,500	$122	50
1608 Spruce Ct	0.56mi	2/2.0	1,152 (+11%)	10mo	$125,000	$109	48
12314 Pepperwood Cir	0.62mi	2/2.0	1,152 (+11%)	16mo	$129,000	$112	40

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.75×
• Total profit: $26,133
• Equity at exit: $18,453

10-year hold

• IRR: 26.7%
• Equity multiple: 3.27×
• Total profit: $78,623
• Equity at exit: $10,701

Cash invested: $34,653 (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 95603

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$649
• Tax est. 1.5%: −$155 /mo · $1,856/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $746

Break-even live

Break-even rent $1,083

Max offer price $123,760

Occupancy floor 58%

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: $30,940
• Closing costs: $3,713
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Mikkelsen Dr Auburn, CA	2.0	2.0	1006	$2,150	$2.14	2d	1	1.09mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	3d	1	1.10mi
11752 Jones St Unit 11752 Auburn, CA	2.0	1.0	815	$1,795	$2.20	11d	1	1.10mi
327 Nevada St Apt 4 Auburn, CA	1.0	1.0	800	$1,350	$1.69	2d	1	1.16mi
630 Shockley Rd Auburn, CA	3.0	2.0	1100	$2,495	$2.27	2d	1	1.18mi
560 Landis Cir Auburn, CA	2.0	1.0	1188	$2,550	$2.15	2d	1	1.28mi
203 E Electric St Auburn, CA	2.0	1.0	1100	$1,625	$1.48	2d	1	1.34mi

Listing history 9 events

1. 2026-06-16
   status $164,900 Pending 13 DOM
2. 2026-06-15
   days on market $164,900 Active 13 DOM
3. 2026-06-13
   days on market $164,900 Active 11 DOM
4. 2026-06-13
   days on market $164,900 Active 10 DOM
5. 2026-06-09
   days on market $164,900 Active 7 DOM
6. 2026-06-08
   days on market $164,900 Active 6 DOM
7. 2026-06-07
   days on market $164,900 Active 5 DOM
8. 2026-06-02
   remarks 699-char remark
9. 2026-06-02
   listed $164,900 Active 1 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,319
• − Mortgage interest: −$6,932
• − Property taxes: −$1,856
• − Insurance: −$619
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$3,600
• Taxable income: $7,420
• Est. tax owed @ 24.0%: −$1,781
• After-tax cash flow: $7,168/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 nearly new 2021 Champion Model AF2052 manufactured home is in excellent condition with modern finishes and a spacious floor plan. It is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace gutters — Improves water drainage and reduces maintenance costs
• Both Replace flooring — Modernizes the home and increases both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace gutters — Improves water drainage and reduces maintenance costs ↑
• Both Replace flooring — Modernizes the home and increases both resale and rental value ↑

ⓘ 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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — North Auburn

• Score: 61/100
• State rank: #519
• US rank: #17512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Auburn, CA
• County: Placer County · 390,510 people
• City population: 28,195
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,432
• Household income: $85,357
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1017.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -500.89%
• Current HPI: 251.4573
• Rent YoY: ▲ 2.34%
• 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