8880 Auburn Folsom Rd #48 · Granite Bay, CA 95746

$50,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 91 Days on market

Built 1975 Est $64k · 22% 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
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All-Age Community in Coveted Granite Bay! Step into this fully renovated singlewide offering 720 sq. ft. plus an 80 sq. ft. pop-out for added living space. Featuring two spacious bedrooms, this home comes with a complete appliance package stove, refrigerator, dishwasher, washer, dryer, and storage shed, all included in the sale. Recent updates include: TPO roof, dual-pane windows, laminate flooring throughout, tile in the bathroom, granite countertops, a new kitchen with updated cabinetry, fans in each bedroom, and an oversized mini-split system for efficient heating and cooling. The home also has Central heating via a gas furnace. New electrical throughout with brand new outlets and switc

Key facts

• Fully renovated
• Laminate flooring
• Dual-pane windows

Tags

• FULLY RENOVATED
• COMPLETE APPLIANCE PACKAGE
• TPO ROOF
• DUAL-PANE WINDOWS
• LAMINATE FLOORING
• TILE IN BATHROOM

Property features AI

Finance

• Other: Land lease listed as $1,250 (land lease flag indicates No)
• HOA & community: No association

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured in park (single wide); Fleetwood make; Built in 1975
• Construction: See remarks for roof and skirting details
• Exterior features: Storage (shed); Storage area

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating; Ceiling fan(s); additional details noted in remarks
• Interior features: Tile flooring; Storage area; Living and dining areas with unspecified 'other' features
• Laundry & utility: Washer and dryer included; Laundry located inside (inside room); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 51.3% vs local median 1.2% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 164 active listings in the ZIP; high-income renter base; 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 $346 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 5.63% ✓
• Cap rate: 51.33%
• Cash-on-cash: 160.84%
• DSCR: 8.16
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $64,080
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9060 Auburn Folsom Rd #24	0.23mi	2/1.0	720 (0%)	21mo	$18,000	$25	72
9060 Auburn Folsom Rd #22	0.23mi	2/1.0	640 (-11%)	2mo	$55,000	$86	69
6805 Douglas Blvd #36	0.51mi	2/1.0	720 (0%)	10mo	$115,000	$160	68
8880 Auburn Folsom Blvd #30	0.00mi	2/1.0	800 (+11%)	20mo	$58,000	$73	65
9060 Auburn Folsom Rd #13	0.23mi	2/1.0	800 (+11%)	11mo	$80,000	$100	61
6805 Douglas Blvd #56	0.51mi	2/1.0	672 (-7%)	12mo	$60,000	$89	55
6805 Douglas Blvd #37	0.51mi	2/1.0	784 (+9%)	17mo	$113,000	$144	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.96×
• Total profit: $111,456
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 18.94×
• Total profit: $251,121
• Equity at exit: $4,323

Cash invested: $14,000 (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 95746

• Active inventory: 164
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $2,813 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,877

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 28%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $50,000 Active 91 DOM
2. 2026-06-17
   days on market $50,000 Active 90 DOM
3. 2026-06-16
   days on market $50,000 Active 89 DOM
4. 2026-06-15
   days on market $50,000 Active 88 DOM
5. 2026-06-13
   days on market $50,000 Active 86 DOM
6. 2026-06-13
   days on market $50,000 Active 85 DOM
7. 2026-06-09
   days on market $50,000 Active 82 DOM
8. 2026-06-08
   days on market $50,000 Active 81 DOM
9. 2026-06-07
   days on market $50,000 Active 80 DOM
10. 2026-06-03
    days on market $50,000 Active 76 DOM
11. 2026-06-02
    days on market $50,000 Active 75 DOM
12. 2026-06-01
    days on market $50,000 Active 74 DOM
13. 2026-05-31
    days on market $50,000 Active 73 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,753
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$1,455
• Taxable income: $23,097
• Est. tax owed @ 24.0%: −$5,543
• After-tax cash flow: $16,975/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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