6025 Dias #215 · Sacramento, CA 95823

$169,500

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 150 Days on market

Built 1966 $149/sqft · 58% above area

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on market, newly updated 3 bed, 2 bath mobile home! Step into stylish comfort, your dream home awaits! This beautifully renovated double wide spares no detail, with upgrades from roof to foundation and everything in between. Boasting 3 spacious bedrooms and 2 sleek bathrooms, this 1,140 sq/ft gem blends charm with modern convenience. Bask in natural light through energy-efficient double pane windows, enjoy LED lighting throughout, and prepare meals in a thoughtfully designed kitchen with tasteful finishes. A tankless water heater delivers endless hot water, while a custom pet door keeps things cozy for your fur babies. But wait, there's more: the cherry on top is two sheds, one for sto

Key facts

• Custom pet door
• Private office
• Led lighting

Tags

• RENOVATED DOUBLE WIDE
• LED LIGHTING
• THOUGHTFULLY DESIGNED KITCHEN
• TANKLESS WATER HEATER
• CUSTOM PET DOOR
• PRIVATE OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 flat; 186 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 39% of the median local income ($67k/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.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $107,333
• List price: $169,500
• Delta: 57.92%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6305 Governors Ln #36	0.25mi	3/2.0	1,080 (-5%)	11mo	$102,000	$94	70
6800 Capital Cir	0.59mi	2/2.0 (-1)	1,152 (+1%)	0mo	$120,000	$104	65
6201 Presidential Ln #137	0.51mi	3/2.0	1,120 (-2%)	12mo	$128,000	$114	63
6307 State Ln #90	0.39mi	2/2.0 (-1)	1,248 (+10%)	12mo	$170,000	$136	52
6205 Presidential Ln #135	0.51mi	2/2.0 (-1)	1,254 (+10%)	16mo	$75,000	$60	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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,563
• Equity at exit: $25,273

10-year hold

• IRR: 7.3%
• Equity multiple: 1.47×
• Total profit: $22,424
• Equity at exit: $14,655

Cash invested: $47,460 (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 95823

• Rents YoY: 0.0%
• Active inventory: 186
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $555

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 70%

Sensitivity live

Price	-10% $672	-5% $614	+0% $555	+5% $497	+10% $438
Rent	-10% $383	-5% $469	+0% $555	+5% $642	+10% $728
Rate	-1.0pp $641	-0.5pp $598	base $555	+0.5pp $511	+1.0pp $467

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 63rd St Unit 6304-14 Sacramento, CA	2.0	1.0	800	$1,500	$1.88	45d	1	0.19mi
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	21d	1	0.39mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	45d	2	0.44mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	5d	1	0.56mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	45d	1	0.61mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	13d	1	0.63mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	45d	1	0.63mi
6824 Mangosteen Ln Sacramento, CA	3.0	2.5	1404	$2,245	$1.60	9d	1	0.65mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	17d	1	0.68mi
5545 Sky Pkwy Sacramento, CA	1.0–2.0	1.0	716	$1,630	$2.28	19d	7	0.76mi
5544 33rd Ave Unit NA Sacramento, CA	2.0	1.0	1200	$2,250	$1.88	8d	1	0.87mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	8d	1	0.91mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	25d	1	0.92mi
5400 53rd Ave Sacramento, CA	4.0	2.5	1274	$2,450	$1.92	25d	1	0.93mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	45d	1	0.93mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	13d	1	0.94mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	4d	1	0.94mi
5701 Fruitridge Rd Sacramento, CA	2.0	1.0	875	$1,495	$1.71	45d	1	0.95mi
5364 Young St Unit 6 Sacramento, CA	2.0	1.0	750	$1,545	$2.06	5d	1	0.98mi
5321 57th St Sacramento, CA	4.0	2.0	1248	$2,399	$1.92	45d	1	1.01mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	45d	1	1.03mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	25d	1	1.05mi
5050 64th St Sacramento, CA	3.0	2.0	1116	$2,395	$2.15	25d	1	1.14mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	45d	7	1.15mi
5720 Falconer Way Apt B Sacramento, CA	2.0	1.0	750	$1,350	$1.80	25d	1	1.19mi
5730 Falconer Way Unit B Sacramento, CA	2.0	1.0	750	$1,400	$1.87	25d	1	1.20mi
5730 Falconer Way Unit D Sacramento, CA	2.0	1.0	750	$1,350	$1.80	21d	1	1.20mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	9d	4	1.20mi
5724 Falconer Way Unit 2 Sacramento, CA	2.0	1.5	750	$1,500	$2.00	45d	1	1.21mi
5726 Falconer Way Unit 6 Sacramento, CA	2.0	1.0	750	$1,400	$1.87	25d	1	1.22mi
5726 Falconer Way Unit 4 Sacramento, CA	2.0	1.0	750	$1,350	$1.80	25d	1	1.22mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	45d	1	1.23mi
5041 Whittier Dr Sacramento, CA	3.0	1.0	1176	$2,519	$2.14	4d	1	1.24mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	45d	1	1.32mi
5812 Laurine Way Sacramento, CA	2.0	1.0	790	$2,199	$2.78	23d	1	1.33mi
5205 Priscilla Ln Sacramento, CA	3.0	1.0	925	$2,550	$2.76	45d	1	1.37mi
7140 Chris Ave Sacramento, CA	2.0	1.0	1248	$2,300	$1.84	45d	1	1.38mi
4712 65th St Sacramento, CA	2.0	1.0	760	$1,995	$2.62	45d	1	1.38mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	45d	1	1.39mi
5538 20th Ave Sacramento, CA	2.0	1.0	1120	$2,395	$2.14	45d	1	1.45mi

Listing history 15 events

1. 2026-06-21
   days on market $169,500 Active 150 DOM
2. 2026-06-18
   days on market $169,500 Active 147 DOM
3. 2026-06-17
   days on market $169,500 Active 146 DOM
4. 2026-06-16
   days on market $169,500 Active 145 DOM
5. 2026-06-15
   days on market $169,500 Active 144 DOM
6. 2026-06-13
   days on market $169,500 Active 142 DOM
7. 2026-06-13
   days on market $169,500 Active 141 DOM
8. 2026-06-09
   days on market $169,500 Active 138 DOM
9. 2026-06-08
   days on market $169,500 Active 137 DOM
10. 2026-06-07
    days on market $169,500 Active 136 DOM
11. 2026-06-05
    days on market $169,500 Active 133 DOM
12. 2026-06-03
    days on market $169,500 Active 132 DOM
13. 2026-06-02
    days on market $169,500 Active 131 DOM
14. 2026-06-01
    days on market $169,500 Active 130 DOM
15. 2026-05-31
    days on market $169,500 Active 129 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 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: $26,226
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$4,931
• Taxable income: $4,214
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $5,651/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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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

Property tax history

-2.3%/yr

Latest (2025): $76 · -6.1% YoY. Source: county tax records.