4224 Floral Dr · Sacramento, CA 95834

$90,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 244 Days on market

Built 1981 Good condition $83/sqft · 21% above area Est $75k · 21% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4224 Floral Drive a beautifully remodeled double-wide located in the desirable Stadium Club Estates 55+ community in North Sacramento (Natomas). This stunning home offers modern upgrades throughout, from the brand-new kitchen cabinets to the freshly tiled bathrooms, combining comfort and style in every corner. Enjoy a convenient location just across the freeway from the new Costco, minutes from the airport, and close to all the shopping, dining, and activities Sacramento has to offer. Stadium Club Estates provides exceptional amenities, including a clubhouse with a banquet hall, kitchen, library, game room, gym, pool, spa, and sauna all included in your space rent! Rent also co

Key facts

• Library
• Game room
• Parking

Tags

• REMODELED DOUBLE-WIDE
• BRAND-NEW KITCHEN CABINETS
• FRESHLY TILED BATHROOMS
• CLUBHOUSE WITH BANQUET HALL
• LIBRARY
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

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 $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 146 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($79k) 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); moderate wildfire 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.68% ✓
• Cap rate: 23.39%
• Cash-on-cash: 61.05%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $74,518
• List price: $90,000
• Delta: 20.78%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4206 Brookside Dr #28	0.13mi	2/2.0	1,080 (0%)	3mo	$87,000	$81	92
4876 Brookdale	0.02mi	2/2.0	1,176 (+9%)	1mo	$114,000	$97	83
4911 Brookdale Dr #144	0.08mi	2/2.0	1,152 (+7%)	8mo	$63,000	$55	79
4223 Bouquet Way #113	0.11mi	2/2.0	1,196 (+11%)	18mo	$139,900	$117	62
4219 Bouquet Way #115	0.11mi	2/2.0	1,200 (+11%)	19mo	$56,500	$47	61

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: 50.7%
• Equity multiple: 3.14×
• Total profit: $54,031
• Equity at exit: $13,419

10-year hold

• IRR: 55.2%
• Equity multiple: 5.84×
• Total profit: $122,056
• Equity at exit: $7,782

Cash invested: $25,200 (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: 146
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $1,157

Break-even live

Break-even rent $946

Max offer price $90,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,219	-5% $1,188	+0% $1,157	+5% $1,126	+10% $1,095
Rent	-10% $966	-5% $1,062	+0% $1,157	+5% $1,252	+10% $1,347
Rate	-1.0pp $1,202	-0.5pp $1,180	base $1,157	+0.5pp $1,133	+1.0pp $1,110

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Arena Blvd Sacramento, CA	1.0–3.0	1.0–2.5	952	$2,300	$2.42	2d	1	0.17mi
4450 El Centro Rd Sacramento, CA	1.0	1.0	845	$2,014	$2.38	2d	9	0.58mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	44d	1	0.68mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	2d	1	0.72mi
4200 E Commerce Way #1012 Sacramento, CA	2.0	2.0	958	$1,795	$1.87	44d	1	0.76mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	5d	2	0.78mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$2,675	$2.85	2d	20	0.83mi
3635 Poppy Hill Way Sacramento, CA	3.0	2.0	1441	$2,895	$2.01	24d	1	0.84mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	3d	3	0.90mi
3610 Duckhorn Dr Sacramento, CA	1.0–3.0	1.0–2.0	927	$2,635	$2.84	3d	29	0.91mi
4800 Westlake Pkwy #3008 Sacramento, CA	2.0	2.0	1304	$2,250	$1.73	44d	1	0.93mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$2,970	$3.43	3d	21	1.00mi
3900 E Commerce Way Sacramento, CA	3.0	2.0	1311	$2,600	$1.98	44d	1	1.01mi
3547 Jumilla Way Sacramento, CA	3.0	2.0	1323	$2,650	$2.00	13d	1	1.02mi
3761 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$3,231	$3.74	3d	29	1.04mi
2201 Arena Blvd Sacramento, CA	1.0–2.0	1.0–2.0	1015	$2,777	$2.74	3d	14	1.18mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$2,906	$2.36	2d	26	1.25mi
4101 Innovator Dr Sacramento, CA	1.0–2.0	1.0–2.0	950	$2,695	$2.84	3d	10	1.30mi
3351 Duckhorn Dr Sacramento, CA	1.0	1.0	981	$2,030	$2.07	2d	8	1.35mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,899	$2.60	3d	14	1.37mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,990	$3.47	2d	18	1.39mi
4000 Innovator Dr Sacramento, CA	2.0–4.0	2.0–3.0	1403	$2,295	$1.64	16d	1	1.45mi
3065 Touchman St Sacramento, CA	3.0	2.5	1473	$2,395	$1.63	21d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $90,000 Active 244 DOM
2. 2026-06-18
   days on market $90,000 Active 241 DOM
3. 2026-06-17
   days on market $90,000 Active 240 DOM
4. 2026-06-16
   days on market $90,000 Active 239 DOM
5. 2026-06-15
   days on market $90,000 Active 238 DOM
6. 2026-06-13
   days on market $90,000 Active 236 DOM
7. 2026-06-13
   days on market $90,000 Active 235 DOM
8. 2026-06-09
   days on market $90,000 Active 232 DOM
9. 2026-06-08
   days on market $90,000 Active 231 DOM
10. 2026-06-07
    days on market $90,000 Active 230 DOM
11. 2026-06-05
    days on market $90,000 Active 227 DOM
12. 2026-06-03
    days on market $90,000 Active 226 DOM
13. 2026-06-02
    days on market $90,000 Active 225 DOM
14. 2026-06-01
    days on market $90,000 Active 224 DOM
15. 2026-05-31
    days on market $90,000 Active 223 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 4/10 Moderate FEMA zone A99 · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 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: $28,921
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,952
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$2,618
• Taxable income: $13,331
• Est. tax owed @ 24.0%: −$3,200
• After-tax cash flow: $10,682/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled double-wide manufactured home in Stadium Club Estates offers modern upgrades and is move-in ready, with a good condition score and minimal maintenance required.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace ceiling fans with modern fixtures — Modernizes interior and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with modern fixtures — Modernizes interior and adds 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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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