8665 Florin Rd #94 · Florin, CA 95828

$129,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 129 Days on market

Built 1972 Fair condition $97/sqft · at area comps Est $135k · at est. $455/mo HOA · 21% of rent

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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 +26.7/30.0
• 1% rule +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +9.1/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +1.3/10.0

Listing remarks

Turn-key and tucked away, this home features new flooring, an updated bathroom, and a low-maintenance yard, making it an easy move-in option with minimal upkeep. The setting feels secluded, offering privacy without isolation. Located in a resident-owned mobile home park, there is no space rent. Instead, owners pay an HOA fee, which is significantly lower than typical park rent in comparable communities. This structure offers long-term affordability and stability that's increasingly hard to find. A solid option for buyers looking for low ownership costs, a quiet setting, and a home that's already been refreshed where it counts.

Key facts

• Low-maintenance yard
• New flooring
• Updated bathroom

Tags

• NEW FLOORING
• UPDATED BATHROOM
• LOW-MAINTENANCE YARD
• SECLUDED SETTING
• REFRESHED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.6% in Florin — 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 58/100 on livability (#673 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D, schools D-, crime F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 212 active listings in the ZIP; 4 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).
• This rent runs 32% of the median local income ($82k/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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.66% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 5.0

CMA / ARV

• ARV (median comp): $135,304
• List price: $129,900
• Delta: -3.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8665 Florin Rd #94	0.00mi	2/2.0	1,344 (0%)	0mo	$103,000	$77	100
8665 Florin Rd #129	0.10mi	3/2.0 (+1)	1,340 (-0%)	6mo	$185,000	$138	85
8665 Florin Rd #31	0.06mi	3/2.0 (+1)	1,300 (-3%)	7mo	$50,000	$38	81
8665 Florin Rd #134	0.06mi	2/2.0	1,440 (+7%)	7mo	$107,000	$74	80
8665 Florin Rd #12	0.18mi	2/2.0	1,392 (+4%)	8mo	$140,000	$101	79
8665 Florin Rd #9	0.18mi	2/2.0	1,200 (-11%)	8mo	$127,000	$106	67
7406 Pardis Ln	0.63mi	2/2.0	1,400 (+4%)	1mo	$170,000	$121	62
7406 Pardis Ln	0.63mi	2/2.0	1,400 (+4%)	1mo	$170,000	$121	62
7403 Beret Ln	0.72mi	2/2.0	1,344 (0%)	9mo	$245,000	$182	59
8676 Beauxart Cir	0.59mi	2/2.0	1,440 (+7%)	5mo	$322,000	$224	56
8622 Beauxart Cir #39	0.70mi	2/2.0	1,200 (-11%)	1mo	$270,000	$225	48
7430 Bouvais Cir	0.66mi	2/2.0	1,536 (+14%)	6mo	$225,000	$146	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.87×
• Total profit: $-4,780
• Equity at exit: $19,369

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,378
• Equity at exit: $11,231

Cash invested: $36,372 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$455
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $350

Break-even live

Break-even rent $1,712

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $439	-5% $395	+0% $350	+5% $305	+10% $260
Rent	-10% $179	-5% $265	+0% $350	+5% $435	+10% $520
Rate	-1.0pp $415	-0.5pp $383	base $350	+0.5pp $316	+1.0pp $282

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	2d	16	0.35mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	24d	1	1.22mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	8d	1	1.22mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	2d	1	1.42mi

HOA detail

• Monthly dues: $455 · $5,460/yr

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,859
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$5,460
• − Depreciation: −$3,779
• Taxable income: $2,608
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,570/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

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics, making it a solid option for low ownership costs and a quiet setting.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Minor exterior siding — visible wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeting — improves comfort and reduces maintenance
• Both update kitchen cabinets — modernizes the space and increases appeal
• Both update bathrooms — modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
exterior siding · visible wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — improves comfort and reduces maintenance ↑
• Both update kitchen cabinets — modernizes the space and increases appeal ↑
• Both update bathrooms — modernizes the space and increases appeal ↑

ⓘ 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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Florin

• Score: 58/100
• State rank: #673
• US rank: #20705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florin, CA
• County: Sacramento County · 1,539,646 people
• City population: 60,532
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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