3523 Mobile Way · Sacramento, CA 95834

$44,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 116 Days on market

Manufactured home Built 1973 Fair condition $42/sqft · 43% below area Est $77k · 43% 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 +3.1/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks

3 bedroom 2 bathroom doublewide home in Silver Eagle ALL AGE mobile home park. Space rent is $1,295/month. This home is ready for your personal upgrades and updates. The home features a carport on the right side and open space on the left. Parking on both sides of the home is possible. There's plenty of room for a garden, additional storage, or even another shed. The carport accommodates 2-3 vehicles comfortably. The community itself offers wonderful amenities including a laundry facility, plant nursery, two playgrounds, a picnic area with BBQ grills, horseshoe pit, community garden, walking track, and even a soccer field.

Key facts

• Parking
• Built 1973
• Listed 115 days

🏷️ Possibly a rental listed for sale. The $44,000 price doesn't fit this home's estimated sale value (~$77,150) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.7% 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: crime F, cost of living F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Garden Valley Elementary (331 students, 90% FRL); Rio Tierra Junior High (292 students, 89% FRL); Grant Union High (2,040 students, 88% FRL).
• Market conditions: Rents flat; 229 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $304 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 + 0.8% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.98% ✓
• Cap rate: 35.71%
• Cash-on-cash: 105.05%
• DSCR: 5.67
• GRM: 2.1

CMA / ARV

• ARV (median comp): $77,150
• List price: $44,000
• Delta: -42.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 Lindsay Ave	1.04mi	3/2.0	1,018 (-2%)	2mo	$360,000	$354	60
431 Summer Garden Way	0.48mi	3/2.0	1,160 (+12%)	0mo	$438,000	$378	58
91 Danville Way	0.51mi	4/2.0 (+1)	1,242 (+19%)	0mo	$340,000	$274	46
2608 Northglen St	1.35mi	3/2.0	1,222 (+18%)	1mo	$425,000	$348	39
185 Salida St	1.00mi	3/2.0	1,225 (+18%)	1mo	$345,000	$282	39
820 Ford Rd	1.41mi	2/1.0 (-1)	933 (-10%)	0mo	$228,000	$244	39
3468 Cattle Dr	1.08mi	2/1.0 (-1)	941 (-10%)	2mo	$440,000	$468	39
1140 Edmonton Dr	0.95mi	3/2.0	1,204 (+16%)	2mo	$490,000	$407	39
3495 Cattle Dr	1.13mi	2/1.0 (-1)	941 (-10%)	2mo	$380,000	$404	39
4525 Baumgart Way	1.40mi	4/2.0 (+1)	1,251 (+20%)	0mo	$410,000	$328	35
101 Luna Grande #61	1.45mi	2/2.0 (-1)	874 (-16%)	1mo	$260,000	$297	34
104 Luna Grande Cir #15	1.47mi	2/1.0 (-1)	874 (-16%)	1mo	$249,000	$285	30

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 91.0%
• Equity multiple: 5.05×
• Total profit: $49,932
• Equity at exit: $6,561

10-year hold

• IRR: 93.4%
• Equity multiple: 9.71×
• Total profit: $107,323
• Equity at exit: $3,804

Cash invested: $12,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $73,000 ($93/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95834

• Home prices YoY: -13.2%
• Rents YoY: 0.8%
• Active inventory: 229
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $953

Break-even live

Break-even rent $543

Max offer price $44,000

Occupancy floor 41%

Sensitivity live

Price	-10% $984	-5% $968	+0% $953	+5% $938	+10% $923
Rent	-10% $815	-5% $884	+0% $953	+5% $1,022	+10% $1,092
Rate	-1.0pp $975	-0.5pp $964	base $953	+0.5pp $942	+1.0pp $930

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: $11,000
• Closing costs: $1,320
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Brook Bay Way Sacramento, CA	3.0	2.5	1315	$2,495	$1.90	60d	1	0.38mi
63 Cathcart Ave Sacramento, CA	4.0	2.0	1300	$2,550	$1.96	6d	1	0.44mi
581 Summer Garden Way Sacramento, CA	4.0	2.0	1500	$2,800	$1.87	97d	1	0.47mi
801 San Juan Rd Sacramento, CA	2.0	1.0–2.0	820	$1,615	$1.97	0d	2	0.56mi
160 Cathcart Ave Sacramento, CA	2.0	1.0	800	$1,700	$2.12	0d	1	0.60mi
3196 Kinnaird Way Sacramento, CA	2.0	1.0	830	$1,525	$1.84	117d	1	0.64mi
337 Potomac Ave Sacramento, CA	2.0	1.0	723	$2,100	$2.90	76d	1	0.68mi
300 Curran Ave Sacramento, CA	2.0	1.0	710	$1,695	$2.39	139d	1	0.77mi
367 Mobley Ave Unit A Sacramento, CA	4.0	2.0	1250	$1,795	$1.44	0d	1	0.78mi
310 Graves Ave Sacramento, CA	2.0	1.0	800	$1,725	$2.16	87d	1	0.79mi
3715 Norwood Ave Apt F Sacramento, CA	2.0	1.0	750	$1,449	$1.93	0d	1	0.82mi
310 Fairbanks Ave Apt 3 Sacramento, CA	2.0	1.0	775	$1,300	$1.68	0d	1	0.83mi
376 Morrison Ave Apt 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	0d	1	0.84mi
3462 Bridgeford Dr Sacramento, CA	3.0	2.5	1336	$2,550	$1.91	139d	1	0.86mi
3250 Bozeman St Sacramento, CA	3.0	2.5	1437	$2,500	$1.74	42d	1	0.86mi
3499 Del Sol Way Sacramento, CA	3.0	2.5	1336	$3,150	$2.36	40d	1	0.87mi
290 Lindley Dr Sacramento, CA	3.0	1.0	1270	$2,350	$1.85	84d	1	1.05mi
441 Haggin Ave Unit C Sacramento, CA	2.0	1.0	1244	$1,850	$1.49	40d	1	1.09mi
3525 Cattle Dr Sacramento, CA	3.0	2.0	1025	$2,295	$2.24	119d	1	1.14mi
4430 Silverton Way Sacramento, CA	3.0	2.0	1438	$2,675	$1.86	42d	1	1.18mi
3291 Rockhampton Dr Sacramento, CA	3.0	2.0	1250	$2,900	$2.32	73d	1	1.19mi
3291 Rockhampton Dr Sacramento, CA	3.0	2.0	1250	$2,750	$2.20	40d	1	1.19mi
2774 Grove Ave Sacramento, CA	2.0	1.0	900	$1,600	$1.78	0d	1	1.22mi
4337 Norwood Ave Sacramento, CA	2.0	1.0	788	$1,895	$2.40	113d	1	1.27mi
4337 Norwood Ave Sacramento, CA	1.0–2.0	1.0–2.0	712	$1,895	$2.66	6d	9	1.27mi
4337 Norwood Ave Sacramento, CA	2.0	2.0	835	$1,895	$2.27	119d	1	1.27mi
2680 Grove Ave Sacramento, CA	3.0	1.0	1360	$2,700	$1.99	0d	1	1.28mi
2680 Grove Ave Unit NA Sacramento, CA	3.0	1.0	1360	$2,500	$1.84	40d	1	1.28mi
46 Butterwick Ct Unit 9345001002 Sacramento, CA	3.0	2.0	900	$1,895	$2.11	10d	1	1.33mi
4058 Taylor St Sacramento, CA	1.0–3.0	1.0	850	$1,774	$2.09	42d	1	1.34mi
4058 Taylor St Sacramento, CA	1.0–2.0	1.0	771	$1,640	$2.13	6d	3	1.35mi
385 Bell Ave Sacramento, CA	2.0	1.0	890	$1,459	$1.64	103d	1	1.35mi
617 Granger Ave Sacramento, CA	3.0	1.0	832	$2,300	$2.76	10d	1	1.36mi
410 Bell Ave Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,899	$2.60	5d	12	1.36mi
2594 American Ave Sacramento, CA	3.0	2.0	1369	$2,400	$1.75	0d	1	1.38mi
3047 Mill Oak Way Sacramento, CA	3.0	2.0	1474	$2,650	$1.80	93d	1	1.42mi

Listing history 4 events

1. 2026-06-03
   days on market $44,000 Active 116 DOM
2. 2026-06-02
   days on market $44,000 Active 115 DOM
3. 2026-06-01
   days on market $44,000 Active 114 DOM
4. 2026-05-31
   days on market $44,000 Active 113 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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,001
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$1,280
• Taxable income: $11,514
• Est. tax owed @ 24.0%: −$2,763
• After-tax cash flow: $8,676/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,200–$15,600 screening

This mobile home has average exterior and interior conditions, with faded paint and minimal landscaping. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and possibly not sealed properly
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears worn and possibly needs repainting or replacement

Repairs flagged

• Major Paint — Faded paint on exterior and interior
• Minor Landscaping — Overgrown areas need trimming

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Garden Valley Elementary Middle Nova Opportunity High Grant Union High

Schools (NCES district)

• District: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

B Composite livability gradescore 71/100

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 · 1,660,763 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,245
• Household income: $101,260
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: Asian 29% Hispanic / Latino 28% White 19% Two or more races 16% Black 15% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Subsaharan African 1% Russian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 15% Other Indo-European 14% Other Asian/Pacific 3%

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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: ▼ -45.12%
• Current HPI: 295.8305
• Rent YoY: ▲ 0.82%
• Metro: Sacramento-Roseville-Folsom, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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