6303 Election Ln #116 · Sacramento, CA 95828

$153,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 32 Days on market

Built 1974 Est $140k · 10% over

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Large double-wide with 2 bedrooms/2 bathrooms. Spacious living room, dining room features built-in china hutch, lots of cabinet and counter space in the kitchen, ceramic tile kitchen counter tops, energy efficient dual pane windows, laundry area with cabinets, newer fixtures, newer energy efficient central HVAC, 8 X 24 enclosed porch with screened windows and ceiling fan. Sought-after gated, family park with access to the pool, fitness facility, dog park, large clubhouse, and Kitchen. Too many fun family activities to list. Shown by appointment only. Please get park approval before submitting an offer.

Key facts

• Dog park
• Fitness facility
• Large clubhouse

Tags

• BUILT-IN CHINA HUTCH
• ACCESS TO THE POOL
• FITNESS FACILITY
• DOG PARK
• LARGE CLUBHOUSE

Property features AI

Finance

• Other: Located in a park with land lease; Postal code 95828, Sacramento, CA
• Financial info: Land lease in place (monthly land lease amount noted)
• HOA & community: No association

Exterior

• Parking: Covered parking
• Utilities: Gas plumbed; Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Double wide; Original condition; Built in 1974
• Construction: Golden West manufacturer (Villa West model)
• Exterior features: Carport awning; Shed(s); Close to clubhouse

Interior

• Kitchen: Free-standing refrigerator; Built-in gas range; Dishwasher; Ceramic counters
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Bathtub and tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Enclosed patio; Dual-pane full windows; Formal dining room; Living room (other feature noted)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $153k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 215 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $153k implies a 410% gain — meaningful room to come down on a strong offer.

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 $148,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.44% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $139,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6719 Representative Way #166	0.13mi	2/2.0	1,440 (0%)	6mo	$140,000	$97	89
6827 Capital Cir #203	0.16mi	2/2.0	1,440 (0%)	4mo	$81,000	$56	89
6713 Representative Way #169	0.11mi	2/2.0	1,440 (0%)	8mo	$109,000	$76	88
6311 Election Ln	0.04mi	2/2.0	1,344 (-7%)	12mo	$135,000	$100	77
6815 Capital Cir #209	0.18mi	2/2.0	1,440 (0%)	18mo	$118,900	$83	76
6307 State Ln #90	0.07mi	2/2.0	1,248 (-13%)	12mo	$170,000	$136	65
6515 Capital Cir #250	0.08mi	2/2.0	1,600 (+11%)	19mo	$170,000	$106	62
6205 Presidential Ln #135	0.10mi	2/2.0	1,254 (-13%)	16mo	$75,000	$60	61
6716 Capital Cir #148	0.12mi	3/2.0 (+1)	1,620 (+12%)	21mo	$180,000	$111	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.29×
• Total profit: $12,504
• Equity at exit: $22,813

10-year hold

• IRR: 14.2%
• Equity multiple: 1.99×
• Total profit: $42,334
• Equity at exit: $13,229

Cash invested: $42,840 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 215
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$802
• Tax est. 1.5%: −$191 /mo · $2,295/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $687

Break-even live

Break-even rent $1,338

Max offer price $153,000

Occupancy floor 64%

Sensitivity live

Price	-10% $792	-5% $740	+0% $687	+5% $634	+10% $581
Rent	-10% $512	-5% $599	+0% $687	+5% $774	+10% $861
Rate	-1.0pp $764	-0.5pp $726	base $687	+0.5pp $647	+1.0pp $607

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6824 Mangosteen Ln Sacramento, CA	3.0	2.5	1404	$2,245	$1.60	8d	1	0.23mi
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	20d	1	0.32mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	44d	2	0.40mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	13d	1	0.63mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	5d	1	0.85mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	44d	1	0.94mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	24d	1	0.97mi
7140 Chris Ave Sacramento, CA	2.0	1.0	1248	$2,300	$1.84	44d	1	1.00mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	44d	1	1.00mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	44d	1	1.02mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	44d	1	1.06mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	17d	1	1.08mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.15mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	44d	1	1.21mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	44d	1	1.24mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	4d	1	1.27mi
5544 33rd Ave Unit NA Sacramento, CA	2.0	1.0	1200	$2,250	$1.88	8d	1	1.29mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	24d	1	1.34mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	13d	1	1.35mi
5701 Fruitridge Rd Sacramento, CA	2.0	1.0	875	$1,495	$1.71	44d	1	1.37mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	24d	1	1.44mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	8d	1	1.44mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	4d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $153,000 Active 32 DOM
2. 2026-06-18
   days on market $153,000 Active 29 DOM
3. 2026-06-17
   days on market $153,000 Active 28 DOM
4. 2026-06-16
   days on market $153,000 Active 27 DOM
5. 2026-06-15
   days on market $153,000 Active 26 DOM
6. 2026-06-13
   days on market $153,000 Active 24 DOM
7. 2026-06-13
   days on market $153,000 Active 23 DOM
8. 2026-06-09
   days on market $153,000 Active 20 DOM
9. 2026-06-08
   days on market $153,000 Active 19 DOM
10. 2026-06-07
    days on market $153,000 Active 18 DOM
11. 2026-06-05
    days on market $153,000 Active 15 DOM
12. 2026-06-03
    days on market $153,000 Active 14 DOM
13. 2026-06-02
    days on market $153,000 Active 13 DOM
14. 2026-06-01
    days on market $153,000 Active 12 DOM
15. 2026-05-31
    days on market $153,000 Active 11 DOM
16. 2009-08-21
    soldstatus $30,000

ⓘ 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 (shaded) · 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,491
• − Mortgage interest: −$8,570
• − Property taxes: −$2,295
• − Insurance: −$765
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$4,451
• Taxable income: $6,171
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $6,759/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 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): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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

1 event — show timeline

• 2009-08-21 Sold (Public Records) $30,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $149 · -3.3% YoY. Source: county tax records.