6132 Main Ave #28 · Orangevale, CA 95632

$49,900

2 bd · 1.0 ba · 576 sqft · Manufactured · 2 Days on market

Built 1974 Est $53k · 6% 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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SINGLE WIDE IN SUNSHINE MOBILE PARK SR. COMMUNITY FOR 55+. THIS 2 BEDROOM, 1 BATH HAS PREVIOUSLY BEEN UPDATED. KITCHEN W/ DOUBLE STAINLESS SINK, F/S GAS STOVE, NEWER CABINETS & COUNTERTOPS, LOTS OF WINDOWS, NEWER FLOORING (LAMINATE-CARPET-LINO), BATHROOM WITH SHOWER OVER TUB, WINDOW A/C UNITS & WHOLE HOUSE FAN. SLIDING DOOR LEADS OUT TO A FENCED IN FRONT YARD W/ LOTS OF ROOM INCLUDING LARGE COVERED PATIO W/ AWNING, GRASS AREA, FRUIT TREES, OUTDOOR SHED FOR ADDITIONAL STORAGE & MUCH MORE. CLOSE TO SHOPPPING & TRANSPORTATION.

Key facts

• Fenced in front yard
• Large covered patio
• Outdoor shed

Tags

• FENCED IN FRONT YARD
• LARGE COVERED PATIO
• FRUIT TREES
• OUTDOOR SHED

Property features AI

Finance

• Financial info: Land lease: no (listed land lease amount present)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Assigned parking; Off-street parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; 220 volts in kitchen; Public sewer; Public water
• Home design: Manufactured home in park (single wide); Made by Manatee; Built in 1974
• Construction: Aluminum skirting; Other roof
• Exterior features: Regular-shaped lot with landscaped front

Interior

• Kitchen: Free-standing gas range and oven; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Whole-house fan; Window air conditioning units
• Interior features: Great room living area; Porch with steps, railing and covered patio; Pets allowed
• Laundry & utility: Laundry area inside

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 $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 31.0% vs local median 2.8% in Orangevale — 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 59/100 on livability (#635 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: crime F, amenities F, commute F.
• 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: 308 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 3.48% ✓
• Cap rate: 30.95%
• Cash-on-cash: 88.07%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $52,992
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6132 Main Ave #28	0.00mi	2/1.0	600 (+4%)	4mo	$55,000	$92	90
6480 Mainstreet #32	0.38mi	1/1.0 (-1)	550 (-4%)	7mo	$60,000	$109	64
9340 Orangevale Ave #28	0.36mi	2/1.0	624 (+8%)	11mo	$45,000	$72	60

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: 88.7%
• Equity multiple: 5.10×
• Total profit: $57,253
• Equity at exit: $7,440

10-year hold

• IRR: 91.7%
• Equity multiple: 10.60×
• Total profit: $134,062
• Equity at exit: $4,314

Cash invested: $13,972 (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 95632

• Active inventory: 308
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,025

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,060	-5% $1,043	+0% $1,025	+5% $1,008	+10% $991
Rent	-10% $888	-5% $957	+0% $1,025	+5% $1,094	+10% $1,163
Rate	-1.0pp $1,051	-0.5pp $1,038	base $1,025	+0.5pp $1,013	+1.0pp $999

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9448 Orangevale Ave Unit 4 Orangevale, CA	1.0	1.0	700	$1,275	$1.82	44d	1	0.31mi
9448 Orangevale Ave Unit 2 Orangevale, CA	1.0	1.0	700	$1,250	$1.79	24d	1	0.31mi
9448 Orangevale Ave Unit 7 Orangevale, CA	1.0	1.0	700	$1,250	$1.79	8d	1	0.32mi
9304 Orangevale Ave Orangevale, CA	1.0	1.0	600	$1,300	$2.17	8d	1	0.40mi
9175 Greenback Ln Orangevale, CA	1.0–2.0	1.0	675	$2,095	$3.10	2d	8	0.60mi
9127 Greenback Ln Unit 1A Orangevale, CA	1.0	1.0	400	$1,095	$2.74	8d	1	0.73mi
9201 Madison Ave Orangevale, CA	1.0–2.0	1.0	815	$2,393	$2.94	2d	13	0.85mi
9160 Madison Ave Fair Oaks, CA	1.0–2.0	1.0–2.0	818	$1,950	$2.38	2d	3	0.94mi
405 Reading St Folsom, CA	1.0	1.0	700	$2,100	$3.00	24d	1	1.25mi
1000 Folsom Ranch Dr Folsom, CA	1.0–2.0	1.0–2.0	830	$2,399	$2.89	2d	18	1.26mi
910 1/2 Mormon St Apt A Folsom, CA	1.0	1.0	498	$1,650	$3.31	16d	1	1.28mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	2d	18	1.36mi
709 Mormon St Folsom, CA	2.0	1.0	750	$1,995	$2.66	16d	1	1.44mi

Listing history 3 events

1. 2026-06-18
   days on market $49,900 Active 2 DOM
2. 2026-06-17
   remarks 537-char remark
3. 2026-06-17
   listed $49,900 Active 1 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 ≥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: $20,815
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$1,452
• Taxable income: $12,240
• Est. tax owed @ 24.0%: −$2,938
• After-tax cash flow: $9,368/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: 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 — Orangevale

• Score: 59/100
• State rank: #635
• US rank: #19999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangevale, CA
• County: Sacramento County · 1,539,646 people
• City population: 32,600
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 32,493
• Household income: $102,239
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 476.0

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 0.60)
• Race & ethnicity: White 45% Hispanic / Latino 44% Two or more races 16% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Russian 4% Italian 2% Slovak 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 63% English-only · Spanish 32% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -309.48%
• Current HPI: 309.3197
• 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