840 Bourn Dr #57 · Woodland, CA 95776

$245,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 33 Days on market

Built 1972 Est $217k · 13% over

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home recently remodeled and well maintained double wide boast 3 bedrooms and 2 bathrooms, newer kitchen and tastefully remodeled throughout. close access to shopping, freeways 113 and I-5. This mobile home park offers a community swimming pool.

Key facts

• Newer kitchen
• Parking
• Built 1972

Tags

• NEWER KITCHEN
• COMMUNITY SWIMMING POOL
• CLOSE ACCESS TO SHOPPING
• CLOSE ACCESS TO FREEWAYS

Property features AI

Finance

• Other: Located in Woodland, CA (postal code 95776) in Yolo County; Located in a non-senior community; Directions: From Gum Avenue turn north on Bourn Dr; 840 Bourn Dr on your left, turn left inside park then right on the first street, Space 57 on your left in front of the swimming pool.
• Financial info: No land lease; Land lease amount listed as $600
• HOA & community: No association

Exterior

• Parking: Covered parking; Guest parking available; Deck parking mentioned
• Utilities: Public water; Public sewer; Natural gas connected; Cable available; 220 volts available in laundry
• Home design: Manufactured home in park (double wide); Remodeled/updated; Year built 1972
• Construction: Composition roof; Wood skirting; Royal Embassy make (manufactured home)
• Exterior features: Fenced yard; Covered deck; Fence around lot

Interior

• Kitchen: Free standing gas range; Hood over range; Microwave
• Bedrooms: 3 bedrooms including a master bedroom
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Tile surfaces and shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Tile flooring; Stone counters in the kitchen; Covered deck/patio; Dual-pane windows with screens; Updated/remodeled condition; Unfurnished; Great room living area; Dining/Living combo with space in kitchen
• Laundry & utility: Inside laundry with hookups only; Laundry sink; 220V in laundry; Insulated water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.4% in Woodland — 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 67/100 on livability (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A, housing A; Watch: amenities C-, schools F, cost of living F.
• Woodland Joint Unified (suburban): math 34% / reading 58% proficiency, ranked #171 of 517 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 96 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 32% of the median local income ($107k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $217,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Bourn Dr	0.27mi	2/2.0 (-1)	1,444 (+0%)	19mo	$120,000	$83	66
907 Bourne #26	0.21mi	3/2.0	1,560 (+8%)	18mo	$246,736	$158	62
55 Embassy Dr	0.63mi	3/2.0	1,440 (0%)	13mo	$235,000	$163	60
118 Leisureville Cir	0.73mi	2/2.0 (-1)	1,440 (0%)	9mo	$210,000	$146	54
907 Bourn Dr #3	0.22mi	3/2.0	1,248 (-13%)	16mo	$230,000	$184	54
49 Embassy Dr	0.61mi	2/2.0 (-1)	1,440 (0%)	16mo	$160,000	$111	54
85 Sand Point Dr	0.62mi	2/2.0 (-1)	1,440 (0%)	16mo	$115,000	$80	53
139 Leisureville Cir	0.62mi	2/2.0 (-1)	1,344 (-7%)	3mo	$208,500	$155	53
24 Leisureville Cir	0.70mi	2/2.0 (-1)	1,440 (0%)	14mo	$300,000	$208	50
138 Leisureville Cir	0.64mi	2/2.0 (-1)	1,440 (0%)	21mo	$167,000	$116	48
35 Leisureville Cir	0.68mi	2/2.0 (-1)	1,440 (0%)	22mo	$217,000	$151	45
76 Sand Point St	0.66mi	2/2.0 (-1)	1,248 (-13%)	19mo	$155,000	$124	26

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,671
• Equity at exit: $36,530

10-year hold

• IRR: 10.8%
• Equity multiple: 1.94×
• Total profit: $64,385
• Equity at exit: $21,183

Cash invested: $68,600 (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 95776

• Home prices YoY: -30.2%
• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,804 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $456

Break-even live

Break-even rent $2,227

Max offer price $245,000

Occupancy floor 79%

Sensitivity live

Price	-10% $625	-5% $540	+0% $456	+5% $371	+10% $286
Rent	-10% $234	-5% $345	+0% $456	+5% $566	+10% $677
Rate	-1.0pp $579	-0.5pp $518	base $456	+0.5pp $392	+1.0pp $327

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1080 Barnes Cir Woodland, CA	3.0	2.0	1242	$2,700	$2.17	5d	1	0.47mi
575 Matmor Rd Woodland, CA	1.0–2.0	1.0–2.0	840	$2,105	$2.51	2d	6	0.51mi
1180 Matmor Rd Woodland, CA	2.0	1.0–2.0	893	$1,850	$2.07	3d	3	0.55mi
1455 Hoover Ct Woodland, CA	3.0	2.0	1100	$2,700	$2.45	18d	1	0.65mi
1975 Maxwell Ave Woodland, CA	1.0–2.0	1.0–2.0	924	$2,411	$2.61	2d	5	1.03mi

Listing history 13 events

1. 2026-06-18
   days on market $245,000 Active 33 DOM
2. 2026-06-17
   days on market $245,000 Active 32 DOM
3. 2026-06-16
   days on market $245,000 Active 31 DOM
4. 2026-06-15
   days on market $245,000 Active 30 DOM
5. 2026-06-13
   days on market $245,000 Active 28 DOM
6. 2026-06-09
   days on market $245,000 Active 24 DOM
7. 2026-06-08
   days on market $245,000 Active 23 DOM
8. 2026-06-07
   days on market $245,000 Active 22 DOM
9. 2026-06-05
   days on market $245,000 Active 19 DOM
10. 2026-06-03
    days on market $245,000 Active 18 DOM
11. 2026-06-02
    days on market $245,000 Active 17 DOM
12. 2026-06-01
    days on market $245,000 Active 16 DOM
13. 2026-05-31
    days on market $245,000 Active 15 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,648
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − Depreciation: −$7,127
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $5,055/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: Woodland Joint Unified
• NCES district ID: 0643080
• Math proficiency: 34% ▲ 6.00%
• Reading proficiency: 58% ▲ 15.00%
• Median HH income: $57,556
• Composite: 40.1/100
• National rank: #3803
• State rank: #171 of 517 in CA

Livability — Woodland

• Score: 67/100
• State rank: #314
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, CA
• County: Yolo County · 212,115 people
• City population: 66,420
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,718
• Household income: $106,698
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 654.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Asian 13% Black 2%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 31% Other Indo-European 7% Chinese 2%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.41%
• Current HPI: 276.202
• Rent YoY: ▲ 5.40%
• 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