3523 Mobile Way · Sacramento, CA 95834

$44,000

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

Built 1973 $42/sqft · 35% below area Est $68k · 35% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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 (~$67,979) 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.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 45.9% 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.
• 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.
• Market conditions: Rents flat; 145 active listings in the ZIP; 15 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 $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 ~1 year — 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. Built in 1973 — 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. 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.05% ✓
• Cap rate: 45.92%
• Cash-on-cash: 141.53%
• DSCR: 7.30
• GRM: 1.6

CMA / ARV

• ARV (median comp): $67,979
• List price: $44,000
• Delta: -35.27%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3523 Mobile Way	0.00mi	3/2.0	1,040 (0%)	0mo	$31,000	$30	100
3500 Mobile Way Unit M-59	0.08mi	2/2.0 (-1)	940 (-10%)	14mo	$109,990	$117	64
3812 Didcot Cir	0.58mi	3/2.0	1,080 (+4%)	6mo	$355,000	$329	62

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: —
• Equity multiple: 6.91×
• Total profit: $72,774
• Equity at exit: $6,561

10-year hold

• IRR: —
• Equity multiple: 13.50×
• Total profit: $153,960
• 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 →

ZIP-level market 95834

• Home prices YoY: -13.2%
• Rents YoY: 0.8%
• Active inventory: 145
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,224 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
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,328

Break-even live

Break-even rent $543

Max offer price $44,000

Occupancy floor 35%

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
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 Summer Garden Way Sacramento, CA	4.0	2.0	1500	$2,800	$1.87	1d	1	0.47mi
801 San Juan Rd Sacramento, CA	1.0–2.0	1.0–2.0	765	$1,660	$2.17	1d	3	0.56mi
3196 Kinnaird Way Sacramento, CA	2.0	1.0	830	$1,525	$1.84	21d	1	0.64mi
300 Curran Ave Sacramento, CA	2.0	1.0	710	$1,695	$2.39	43d	1	0.77mi
310 Graves Ave Sacramento, CA	2.0	1.0	800	$1,725	$2.16	1d	1	0.79mi
3462 Bridgeford Dr Sacramento, CA	3.0	2.5	1336	$2,550	$1.91	43d	1	0.86mi
3525 Cattle Dr Sacramento, CA	3.0	2.0	1025	$2,295	$2.24	23d	1	1.14mi
4337 Norwood Ave Sacramento, CA	2.0	1.0–2.0	811	$1,945	$2.40	3d	9	1.27mi
4337 Norwood Ave Sacramento, CA	2.0	2.0	835	$1,895	$2.27	23d	1	1.27mi
4337 Norwood Ave Sacramento, CA	2.0	1.0	788	$1,895	$2.40	17d	1	1.27mi
2680 Grove Ave Unit NA Sacramento, CA	3.0	1.0	1360	$2,500	$1.84	1d	1	1.28mi
2680 Grove Ave Sacramento, CA	3.0	1.0	1360	$2,700	$1.99	1d	1	1.28mi
385 Bell Ave Sacramento, CA	2.0	1.0	890	$1,459	$1.64	7d	1	1.35mi
410 Bell Ave Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,899	$2.60	10d	9	1.36mi
3047 Mill Oak Way Sacramento, CA	3.0	2.0	1474	$2,650	$1.80	1d	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: $26,690
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$1,280
• Taxable income: $16,292
• Est. tax owed @ 24.0%: −$3,910
• After-tax cash flow: $12,023/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: 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

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): 36,245
• Household income: $101,260
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1444.0

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 0.78)
• 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%

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

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