6308 Senator Ln #53 · Sacramento, CA 95828

$55,000

2 bd · 1.5 ba · 780 sqft · Manufactured · 75 Days on market

Built 1972 $71/sqft · 26% below area Est $74k · 26% under

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

Listing remarks

Beautifully remodeled and move-in ready 2-bedroom, 1.5-bath mobile home in the desirable, gated Capital Estates all-ages community. The redesigned interior layout and extensive recent updates create a bright, modern living space that stands out. The remodeled kitchen features new cabinets with modern hardware, butcher block counters, new appliances and a new sink, offering an open and functional layout. The second bedroom is positioned at the front of the home and includes a private half bath. New laminate flooring and recessed lighting have been installed throughout the home, and the main bathroom has been refreshed with updated finishes. Exterior improvements include fresh paint, updated

Key facts

• Private half bath
• Remodeled kitchen
• New appliances

Tags

• REMODELED KITCHEN
• BUTCHER BLOCK COUNTERS
• NEW APPLIANCES
• PRIVATE HALF BATH
• NEW LAMINATE FLOORING
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.4% 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); 212 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($52k) 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.41% ✓
• Cap rate: 30.36%
• Cash-on-cash: 85.96%
• DSCR: 4.82
• GRM: 2.4

CMA / ARV

• ARV (median comp): $73,891
• List price: $55,000
• Delta: -25.57%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6311 Convention Ln #100	0.13mi	2/2.0	768 (-2%)	6mo	$75,000	$98	84
6414 Capital Dr #20	0.09mi	2/1.0	720 (-8%)	10mo	$40,000	$56	72
6401 Capital Cir #17	0.10mi	2/1.0	720 (-8%)	21mo	$75,000	$104	63
6025 Dias Ave #17	0.38mi	1/1.5 (-1)	757 (-3%)	15mo	$60,000	$79	60
6025 Dias Ave #112	0.45mi	2/1.0	800 (+3%)	24mo	$85,000	$106	53
6727 Capital Cir #225	0.30mi	1/1.0 (-1)	700 (-10%)	23mo	$60,000	$86	42

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: 83.0%
• Equity multiple: 4.63×
• Total profit: $55,874
• Equity at exit: $8,201

10-year hold

• IRR: 85.6%
• Equity multiple: 8.66×
• Total profit: $117,977
• Equity at exit: $4,755

Cash invested: $15,400 (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: 212
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $1,103

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,141	-5% $1,122	+0% $1,103	+5% $1,084	+10% $1,065
Rent	-10% $955	-5% $1,029	+0% $1,103	+5% $1,177	+10% $1,251
Rate	-1.0pp $1,131	-0.5pp $1,117	base $1,103	+0.5pp $1,089	+1.0pp $1,074

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	20d	1	0.37mi
6624 Lemon Hill Ave Sacramento, CA	1.0	1.0	650	$1,385	$2.13	2d	1	0.44mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	44d	2	0.45mi
6115 63rd St Unit 6304-14 Sacramento, CA	2.0	1.0	800	$1,500	$1.88	44d	1	0.48mi
6125 Stockton Blvd Sacramento, CA	1.0	1.0	580	$1,395	$2.41	3d	5	0.60mi
5545 Sky Pkwy Sacramento, CA	1.0–2.0	1.0	716	$1,630	$2.28	18d	7	0.62mi
6921 Lewiston Way Sacramento, CA	1.0	1.0	569	$1,495	$2.63	3d	5	0.66mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	13d	1	0.69mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	4d	1	0.70mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	8d	4	0.89mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	44d	1	0.93mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	8d	1	1.00mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	16d	1	1.00mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	24d	1	1.03mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	44d	1	1.09mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	44d	1	1.15mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	13d	1	1.22mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	3d	1	1.22mi
5028 Thurman Way Sacramento, CA	1.0	1.0	600	$1,325	$2.21	3d	1	1.24mi
5102 Gordon Dr Sacramento, CA	1.0	1.0	650	$1,590	$2.45	44d	1	1.24mi
5100 Gordon Dr Sacramento, CA	1.0	1.0	650	$1,300	$2.00	44d	1	1.25mi
5701 Fruitridge Rd Sacramento, CA	2.0	1.0	875	$1,495	$1.71	44d	1	1.27mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	44d	7	1.27mi
5364 Young St Unit 6 Sacramento, CA	2.0	1.0	750	$1,545	$2.06	5d	1	1.29mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	24d	1	1.31mi
5630 53rd St Unit 2 Sacramento, CA	1.0	1.0	550	$995	$1.81	4d	1	1.37mi
5431 Bradford Dr Sacramento, CA	2.0	1.0	600	$1,750	$2.92	5d	1	1.40mi
5050 64th St Sacramento, CA	3.0	2.0	1116	$2,395	$2.15	24d	1	1.41mi
5730 Falconer Way Unit B Sacramento, CA	2.0	1.0	750	$1,400	$1.87	24d	1	1.49mi
5730 Falconer Way Unit D Sacramento, CA	2.0	1.0	750	$1,350	$1.80	20d	1	1.49mi
5720 Falconer Way Apt B Sacramento, CA	2.0	1.0	750	$1,350	$1.80	24d	1	1.50mi

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: $22,530
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$1,600
• Taxable income: $13,145
• Est. tax owed @ 24.0%: −$3,155
• After-tax cash flow: $10,083/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