4237 Pinewood St · Rocklin, CA 95650

$122,500

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 32 Days on market

Built 1977 Est $151k · 19% 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
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price reduction. Discover a truly inviting home at 4237 Pinewood St, Rocklin, CA, an exceptional mobile home ready for immediate occupancy. Park approval is required to purchase this home. This residence offers a unique blend of comfort and convenience, designed for a relaxed and aspirational lifestyle. The heart of this home is its open-plan kitchen, seamlessly flowing into the living room. It features high-end stainless steel appliances, including a dishwasher, oven, range with hood, microwave and a premium refrigerator, all set against a functional peninsula, perfect for both culinary adventures and casual gatherings. The bathroom provides extensive storage solutions and a refreshing wal

Key facts

• Open-plan kitchen
• Covered deck
• Attached carport

Tags

• OPEN-PLAN KITCHEN
• WALK-IN SHOWER
• ATTACHED ENSUITE BATHROOM
• DEDICATED LAUNDRY ROOM
• ATTACHED CARPORT
• COVERED DECK

Property features AI

Finance

• Other: Located in Rocklin, CA 95650; directions: I-80 to Rocklin Road, enter at Creekside and left on Pinewood Street
• Financial info: Land lease amount listed as $1,100
• HOA & community: No association; Not a senior community; Land lease: No

Exterior

• Parking: 2 parking spaces; Off-street parking; Covered parking
• Utilities: Natural gas connected; Public water; Public sewer; 220V outlet in laundry
• Home design: Manufactured in park (double wide); Sherwood manufactured home; Updated/remodeled; Built in 1977; Composition roof; Aluminum skirting
• Construction: Manufactured construction (double wide); Composition roof; Aluminum skirting
• Exterior features: Carport awning; Shed(s)

Interior

• Kitchen: Built-in electric oven; Built-in electric range; Hood over range; Microwave; Dishwasher; Disposal; Ice maker; Pantry cabinet; Breakfast nook; Kitchen with dining/family combo and dining bar
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling; Gas water heater
• Interior features: Great room; Enclosed deck and enclosed patio; Dual-pane windows with screens; Updated/remodeled condition; Pets allowed
• Laundry & utility: Washer and dryer included; Laundry located inside (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $122k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 2.7% in Rocklin — 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 74/100 on livability (#136 in CA, #4,755 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: commute D+, amenities F, cost of living F.
• Rocklin Unified (suburban): math 44% / reading 65% proficiency, ranked #96 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $847 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe 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 $118,825 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.32% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.78%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4271 Fernwood St	0.06mi	2/2.0	1,440 (-6%)	1mo	$149,500	$104	86
4261 Fernwood St #33	0.10mi	2/2.0	1,440 (-6%)	8mo	$150,000	$104	79
4280 Cedarwood St #67	0.06mi	2/2.0	1,440 (-6%)	11mo	$139,900	$97	78
5265 Oakwood Ct	0.12mi	2/2.0	1,440 (-6%)	8mo	$119,800	$83	77
4137 Oakmont St	0.24mi	2/2.0	1,440 (-6%)	6mo	$124,000	$86	74
4319 Oakwood St	0.02mi	2/2.0	1,368 (-11%)	10mo	$151,000	$110	73
4173 Lakeside Dr	0.19mi	2/2.0	1,440 (-6%)	11mo	$125,000	$87	71
4189 Oakridge St	0.21mi	2/2.0	1,444 (-6%)	14mo	$100,000	$69	69
5505 S Grove St #202	0.36mi	3/2.0 (+1)	1,440 (-6%)	11mo	$218,000	$151	59
5505 S Grove St #51	0.29mi	3/2.0 (+1)	1,380 (-10%)	10mo	$135,000	$98	56
5505 S Grove St #45	0.29mi	3/2.0 (+1)	1,756 (+14%)	5mo	$199,900	$114	54
5505 S Grove St #88	0.36mi	2/2.0	1,314 (-14%)	13mo	$90,000	$68	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 3.01×
• Total profit: $69,002
• Equity at exit: $18,265

10-year hold

• IRR: 52.1%
• Equity multiple: 6.09×
• Total profit: $174,616
• Equity at exit: $10,592

Cash invested: $34,300 (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 95650

• Active inventory: 87
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,837 high
• Mortgage (P&I): −$642
• Tax est. 1.5%: −$153 /mo · $1,838/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $1,394

Break-even live

Break-even rent $1,072

Max offer price $122,500

Occupancy floor 46%

Sensitivity live

Price	-10% $1,479	-5% $1,437	+0% $1,394	+5% $1,352	+10% $1,310
Rent	-10% $1,170	-5% $1,282	+0% $1,394	+5% $1,506	+10% $1,618
Rate	-1.0pp $1,456	-0.5pp $1,426	base $1,394	+0.5pp $1,363	+1.0pp $1,330

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5229 Levison Way Rocklin, CA	3.0	2.5	2068	$2,895	$1.40	44d	1	0.20mi
4769 Racetrack Cir Rocklin, CA	3.0	2.0	1148	$2,950	$2.57	44d	1	0.45mi
4710 El Cid Ct Rocklin, CA	3.0	2.0	1546	$2,575	$1.67	22d	1	0.69mi
5051 El Don Dr Rocklin, CA	2.0	2.0	1125	$2,270	$2.02	2d	7	1.10mi
5180 Rocklin Rd Rocklin, CA	1.0–2.0	1.0–2.0	857	$2,552	$2.98	2d	9	1.20mi
5002 Jewel St Rocklin, CA	1.0–3.0	1.0–2.0	1082	$2,658	$2.45	2d	13	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $122,500 Active 32 DOM
2. 2026-06-17
   days on market $122,500 Active 31 DOM
3. 2026-06-16
   days on market $122,500 Active 30 DOM
4. 2026-06-15
   days on market $122,500 Active 29 DOM
5. 2026-06-13
   days on market $122,500 Active 27 DOM
6. 2026-06-13
   pricedays on market $122,500 Active 26 DOM
7. 2026-06-09
   days on market $127,500 Active 23 DOM
8. 2026-06-08
   days on market $127,500 Active 22 DOM
9. 2026-06-07
   days on market $127,500 Active 21 DOM
10. 2026-06-05
    days on market $127,500 Active 18 DOM
11. 2026-06-03
    days on market $127,500 Active 17 DOM
12. 2026-06-02
    days on market $127,500 Active 16 DOM
13. 2026-06-01
    days on market $127,500 Active 15 DOM
14. 2026-05-31
    days on market $127,500 Active 14 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,040
• − Mortgage interest: −$6,862
• − Property taxes: −$1,838
• − Insurance: −$612
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − Depreciation: −$3,564
• Taxable income: $15,718
• Est. tax owed @ 24.0%: −$3,772
• After-tax cash flow: $12,960/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: Rocklin Unified
• NCES district ID: 0600013
• Math proficiency: 44% ▼ -19.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $82,858
• Composite: 49.58/100
• National rank: #1984
• State rank: #96 of 517 in CA

Livability — Rocklin

• Score: 74/100
• State rank: #136
• US rank: #4755

Category grades

Amenities F Commute D+ 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: Rocklin, CA
• County: Placer County · 390,510 people
• City population: 73,077
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 13,405
• Household income: $117,912
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 175.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -437.22%
• Current HPI: 318.2743
• Rent YoY: —
• 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