8880 Auburn Folsom Rd #53 · Granite Bay, CA 95842

$84,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 159 Days on market

Built 1978 Fair condition Est $138k · 39% under

---

Why this score? — see what drove the A- 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
• Schools +6.2/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious and updated double-wide manufactured home in desirable Granite Bay ALL AGE community. Conveniently located just minutes from Folsom Lake, shopping, transportation, and highly sought-after school districts, this home offers both comfort and an excellent location. The community features a laundry room and centralized mailboxes, and residents also have access to a pool and clubhouse located in the sister community. Inside, the home offers two generously sized bedrooms, both with walk-in closets. The guest bathroom features a recently added shower, while the primary bathroom includes a shower and separate soaking tub. The primary bedroom features a patio slider tha

Key facts

• Patio slider
• Separate soaking tub
• Parking

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• MINUTES FROM FOLSOM LAKE
• ACCESS TO POOL AND CLUBHOUSE
• RECENTLY ADDED SHOWER
• SEPARATE SOAKING TUB
• PATIO SLIDER

Property features AI

Finance

• Other: Located in a community — directions: when you enter the community go straight down; home is at the end on the left
• Financial info: Land lease: No (listed land lease amount data present but land lease flagged No)
• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; 220 volts available in laundry
• Home design: Manufactured in-park home; Double-wide; Built in 1978
• Construction: Metal roof; Metal skirting; Bendix Manor make
• Exterior features: Storage shed(s); Additional storage area

Interior

• Kitchen: Gas cook top; Dishwasher; Synthetic counters
• Bedrooms: 2 bedrooms (3 possible)
• Flooring: Tile and wood flooring (see remarks)
• Bathrooms: 2 full bathrooms with tub and separate shower stall(s)
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fans; Wall and window cooling units (multiple units)
• Interior features: Great room living area; Formal dining area; Synthetic kitchen counters; Storage area
• Laundry & utility: Interior laundry room with dryer included; Gas water heater; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 1.1% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Greenhills Elementary (math 72% / reading 67%, grade A-, #147 of 1,571 statewide, top 10%, 507 students, 16% FRL); Ridgeview Elementary (math 67% / reading 75%, grade A, #35 of 498 statewide, top 7%, 515 students, 7% FRL); Granite Bay High (math 61% / reading 87%, grade B+, #85 of 1,170 statewide, top 8%, 1,972 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+6.5%/yr); 132 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 2.62% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.23%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8880 Auburn Folsom Rd #38	0.04mi	3/2.0 (+1)	1,248 (-13%)	11mo	$83,000	$67	62
6805 Douglas Blvd #75	0.54mi	2/2.0	1,352 (-6%)	7mo	$130,000	$96	59
6805 Douglas Blvd #44	0.54mi	3/2.0 (+1)	1,224 (-15%)	23mo	$125,000	$102	25

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 61.9%
• Equity multiple: 3.91×
• Total profit: $69,180
• Equity at exit: $12,659

10-year hold

• IRR: 67.6%
• Equity multiple: 9.10×
• Total profit: $192,652
• Equity at exit: $7,341

Cash invested: $23,772 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 132
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,173

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,232	-5% $1,203	+0% $1,173	+5% $1,144	+10% $1,115
Rent	-10% $997	-5% $1,085	+0% $1,173	+5% $1,261	+10% $1,349
Rate	-1.0pp $1,216	-0.5pp $1,195	base $1,173	+0.5pp $1,151	+1.0pp $1,129

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8418 Granite Cove Dr Granite Bay, CA	3.0	2.0	1650	$3,200	$1.94	0d	1	0.51mi

Listing history 13 events

1. 2026-06-21
   days on market $84,900 Active 159 DOM
2. 2026-06-18
   days on market $84,900 Active 156 DOM
3. 2026-06-17
   pricedays on market $84,900 Active 155 DOM
4. 2026-06-16
   days on market $89,900 Active 154 DOM
5. 2026-06-15
   days on market $89,900 Active 153 DOM
6. 2026-06-13
   days on market $89,900 Active 151 DOM
7. 2026-06-13
   days on market $89,900 Active 150 DOM
8. 2026-06-09
   days on market $89,900 Active 147 DOM
9. 2026-06-08
   days on market $89,900 Active 146 DOM
10. 2026-06-07
    days on market $89,900 Active 145 DOM
11. 2026-06-03
    days on market $89,900 Active 141 DOM
12. 2026-06-01
    days on market $89,900 Active 140 DOM
13. 2026-05-31
    days on market $89,900 Active 139 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 7/10 Severe
• 🌡 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: $26,736
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$2,470
• Taxable income: $13,535
• Est. tax owed @ 24.0%: −$3,248
• After-tax cash flow: $10,832/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This double-wide manufactured home in Granite Bay, CA, is in fair condition with some minor repairs and maintenance needed. Upgrading the kitchen countertops, primary bathroom tub/shower, exterior siding and paint, and flooring can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — The countertops appear to be in good condition, but they may need updating for a more modern look.
• Minor Primary bathroom tub/shower — The tub/shower combination could be updated for a more modern look.
• Minor Exterior siding — There is some discoloration and wear visible on the exterior siding.
• Minor Flooring — The flooring in the living areas may need updating.
• Minor Paint — The paint may need touch-ups.

Value-add opportunities

• Resale Kitchen countertops — Updating the kitchen countertops can significantly enhance the home's appeal and value.
• Resale Primary bathroom tub/shower — Updating the primary bathroom tub/shower can enhance the home's appeal and value.
• Resale Exterior siding and paint — Updating the exterior siding and paint can enhance the home's curb appeal and value.
• Resale Flooring — Updating the flooring can enhance the home's appeal and value.
• Resale Paint — Touching up the paint can enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops appear to be in good condition, but they may need updating for a more modern look.	Minor	$500–3,000
Primary bathroom tub/shower · The tub/shower combination could be updated for a more modern look.	Minor	$500–3,000
Exterior siding · There is some discoloration and wear visible on the exterior siding.	Minor	$500–3,000
Flooring · The flooring in the living areas may need updating.	Minor	$500–3,000
Paint · The paint may need touch-ups.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Kitchen countertops — Updating the kitchen countertops can significantly enhance the home's appeal and value. ↑
• Resale Primary bathroom tub/shower — Updating the primary bathroom tub/shower can enhance the home's appeal and value. ↑
• Resale Exterior siding and paint — Updating the exterior siding and paint can enhance the home's curb appeal and value. ↑
• Resale Flooring — Updating the flooring can enhance the home's appeal and value. ↑
• Resale Paint — Touching up the paint can enhance the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Sacramento County · 1,539,646 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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