3330 Auburn Blvd #11 · Arden-Arcade, CA 95821

$59,000

1 bd · 1.0 ba · 680 sqft · Manufactured · 21 Days on market

Built 2019 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 2019-built home located in a desirable ALL AGES community. Space rent is only $950/month. This cozy and stylish home features 1 bedroom and 1 full bathroom downstairs plus a spacious loft upstairs perfect for a second sleeping area, office, or extra storage. Enjoy laminate flooring, granite countertops, recessed lighting, washer/dryer hookups, built-in shelving, dresser, and nightstands. Efficient mini-split air conditioning helps keep utility costs low. Conveniently located near Watt Ave & I-80 with shopping, dining, and everyday essentials nearby. Affordable living with easy commuting in a peaceful, well-maintained community.

Key facts

• Laminate flooring
• 2019 built home
• Washer dryer hookups

Tags

• 2019 BUILT HOME
• SPACIOUS LOFT
• LAMINATE FLOORING
• GRANITE COUNTERTOPS
• RECESSED LIGHTING
• WASHER DRYER HOOKUPS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Assigned parking
• Utilities: Electric service: Other; Public sewer; Public water; Land lease in place (monthly $895)
• Home design: Manufactured home located in a park; Single-wide model; Built in 2019
• Construction: Other roof type; Skirting: Other; Make/Model: CHA
• Exterior features: No lot-specific features listed

Interior

• Kitchen: Ceramic counter; Dining space located in the kitchen
• Bedrooms: 1 bedroom (can be configured as up to 2 possible bedrooms)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Ceramic counters in the kitchen; Living room with unspecified additional features
• Laundry & utility: Indoor laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 2.3% in Arden-Arcade — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 soft (-0.5%/yr); 94 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (1.5% below list)

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. 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.
3. 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.
4. 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: 2.26% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.78%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 40.7%
• Equity multiple: 2.67×
• Total profit: $27,576
• Equity at exit: $8,797

10-year hold

• IRR: 45.5%
• Equity multiple: 4.74×
• Total profit: $61,833
• Equity at exit: $5,101

Cash invested: $16,520 (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 95821

• Rents YoY: -0.5%
• Active inventory: 94
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $644

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 47%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3821 Annadale Ln Sacramento, CA	1.0	1.0	660	$1,330	$2.02	21d	1	0.29mi
3831 Annadale Ln Sacramento, CA	1.0–2.0	1.0	786	$1,499	$1.91	3d	4	0.30mi
3544 Auburn Blvd Sacramento, CA	1.0–2.0	1.0	750	$1,300	$1.73	19d	1	0.33mi
3142 Edison Ave Unit 14 Sacramento, CA	1.0	1.0	650	$1,275	$1.96	23d	1	0.36mi
3636 Edison Ave Sacramento, CA	2.0	1.0	607	$1,525	$2.51	2d	9	0.39mi
3859 Annadale Ln Sacramento, CA	1.0	1.0	600	$1,200	$2.00	43d	1	0.39mi
3536 Watt Ave Sacramento, CA	1.0–2.0	1.0	730	$1,225	$1.68	2d	6	0.42mi
3525 Whitney Ave Sacramento, CA	1.0	1.0	640	$1,200	$1.88	3d	1	0.46mi
3902 Annadale Ln Sacramento, CA	2.0	1.0	692	$1,416	$2.05	3d	17	0.48mi
2929 Edison Ave Sacramento, CA	1.0	1.0	660	$1,435	$2.17	43d	1	0.60mi
2647 Pope Ave Sacramento, CA	1.0	1.0	550	$1,895	$3.45	23d	1	0.97mi
2511 Edison Ave Unit 2511-52 D Sacramento, CA	1.0	1.0	525	$1,300	$2.48	23d	1	1.08mi
2511 Edison Ave Unit 2511-26 D Sacramento, CA	1.0	1.0	535	$1,300	$2.43	20d	1	1.08mi
2932 Watt Ave Sacramento, CA	1.0	1.0	575	$1,095	$1.90	16d	1	1.10mi
2932 Watt Ave Unit E-22 Sacramento, CA	1.0	1.0	575	$1,195	$2.08	21d	1	1.10mi
2930 Watt Ave Sacramento, CA	1.0	1.0	500	$1,200	$2.40	14d	2	1.11mi
2512 Edison Ave Sacramento, CA	1.0–2.0	1.0	685	$1,325	$1.93	3d	5	1.13mi
2501 Edison Ave Unit 2501-34 Sacramento, CA	1.0	1.0	525	$1,300	$2.48	23d	1	1.15mi
3535 Marconi Ave Sacramento, CA	1.0–2.0	1.0–2.0	940	$1,495	$1.59	43d	1	1.16mi
2909 Marconi Ave Sacramento, CA	1.0	1.0	550	$1,275	$2.32	21d	1	1.19mi
3721 Marconi Ave Sacramento, CA	1.0	1.0	650	$1,292	$1.99	16d	1	1.23mi
2400 Edison Ave Sacramento, CA	1.0	1.0	523	$1,195	$2.28	43d	1	1.27mi
2400 Edison Ave Unit 3250 Sacramento, CA	1.0	1.0	523	$1,295	$2.48	16d	1	1.27mi
3821 Marconi Ave Sacramento, CA	1.0–2.0	1.0	775	$1,385	$1.79	7d	1	1.31mi
2904 Marconi Ave Unit 2900-17 Sacramento, CA	1.0	1.0	550	$1,045	$1.90	23d	1	1.36mi
2904 Marconi Ave Unit 2900-12 Sacramento, CA	1.0	1.0	550	$1,095	$1.99	43d	1	1.36mi
2904 Marconi Ave Unit 2904-10 Sacramento, CA	2.0	1.0	675	$1,345	$1.99	20d	1	1.36mi
2904 Marconi Ave Unit 2900-10 Sacramento, CA	1.0	1.0	550	$1,045	$1.90	14d	1	1.36mi
2340 Edison Ave Sacramento, CA	1.0	1.0	623	$1,300	$2.09	23d	1	1.36mi
3669 Myrtle Ave North Highlands, CA	1.0	1.0	620	$1,245	$2.01	1d	2	1.38mi
3127 Eastern Ave Sacramento, CA	1.0	1.0	550	$1,500	$2.73	43d	1	1.42mi
4009 Marconi Ave Sacramento, CA	1.0–2.0	1.0	694	$1,375	$1.98	3d	7	1.42mi
3121 Eastern Ave Sacramento, CA	2.0	1.0	740	$1,399	$1.89	1d	2	1.44mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	1d	3	1.45mi
2315 Edison Ave #3 Sacramento, CA	1.0	1.0	600	$1,225	$2.04	2d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $59,000 Active 21 DOM
2. 2026-06-17
   days on market $59,000 Active 20 DOM
3. 2026-06-16
   days on market $59,000 Active 19 DOM
4. 2026-06-15
   days on market $59,000 Active 18 DOM
5. 2026-06-13
   days on market $59,000 Active 16 DOM
6. 2026-06-13
   days on market $59,000 Active 15 DOM
7. 2026-06-09
   days on market $59,000 Active 12 DOM
8. 2026-06-08
   days on market $59,000 Active 11 DOM
9. 2026-06-07
   days on market $59,000 Active 10 DOM
10. 2026-06-05
    days on market $59,000 Active 7 DOM
11. 2026-06-03
    days on market $59,000 Active 6 DOM
12. 2026-06-02
    days on market $59,000 Active 5 DOM
13. 2026-06-01
    days on market $59,000 Active 4 DOM
14. 2026-05-31
    days on market $59,000 Active 3 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,976
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$1,716
• Taxable income: $7,219
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $5,996/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2019-built manufactured home is in good condition with minor cosmetic updates needed. It offers a spacious loft, laminate flooring, and efficient mini-split air conditioning, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase property value.
• Both Replace carpet with hardwood or tile flooring — Improves aesthetics and can increase both resale and rental value.
• Both Install smart home features — Enhances convenience and can attract tech-savvy buyers/renters.
• Both Add a small outdoor patio or seating area — Increases outdoor living space and can boost both resale and rental value.
• Both Upgrade kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.
• Both Install a smart thermostat — Reduces utility costs and can attract eco-conscious buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Replace carpet with hardwood or tile flooring — Improves aesthetics and can increase both resale and rental value. ↑
• Both Install smart home features — Enhances convenience and can attract tech-savvy buyers/renters. ↑
• Both Add a small outdoor patio or seating area — Increases outdoor living space and can boost both resale and rental value. ↑
• Both Upgrade kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Install a smart thermostat — Reduces utility costs and can attract eco-conscious buyers/renters. ↑

ⓘ 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: 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 — Arden-Arcade

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Arden-Arcade, CA
• County: Sacramento County · 1,539,646 people
• City population: 100,586
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 38,064
• Household income: $64,963
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2609.0

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 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 20% Asian 13% Two or more races 12% Black 8%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Slovak 3% Scotch-Irish 2%
• Foreign-born: 23% · Canada, China
• Languages at home: 70% English-only · Spanish 10% Other Indo-European 9% 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: ▼ -485.09%
• Current HPI: 306.3799
• Rent YoY: ▼ -0.49%
• 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