8476 W Stockton Blvd #29 · Sacramento, CA 95758

$35,000

1 bd · 1.0 ba · 500 sqft · Manufactured · 35 Days on market

Built 1965

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Why this score? — see what drove the D+ 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8476 W Stockton Blvd, Space 29 in Elk Grove. This charming 1 bedroom, 1 bathroom mobile home offers approximately 500 sq ft of comfortable living space in an all-age community. The home features a functional kitchen with gas range and refrigerator, a light-filled living area, indoor laundry/storage potential, and a covered entry porch that adds useful outdoor living space. Outside, enjoy a fenced yard with lawn, mature plants, flowers, and room to garden, relax, or entertain. A great opportunity for affordable living in a convenient Elk Grove location close to shopping, dining, commute routes, and local amenities. Buyer to verify park approval, space rent, rules, and all property

Key facts

• Functional kitchen
• Fenced yard
• Covered entry porch

Tags

• FUNCTIONAL KITCHEN
• GAS RANGE
• REFRIGERATOR
• LIGHT FILLED LIVING AREA
• COVERED ENTRY PORCH
• FENCED YARD

Property features AI

Finance

• Other: Located in a non-senior community
• Financial info: Land lease: No (listed land lease amount present separately)
• HOA & community: No association

Exterior

• Parking: Off-street parking
• Utilities: Gas plumbed; Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured in park; Single wide; Built in 1965
• Construction: Metal skirting; Skyline manufactured home
• Exterior features: Storage area; Garden; Shed(s)

Interior

• Kitchen: Laminate counter
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; Shower stall(s)
• Heating & cooling: Wall furnace; Wall and window cooling units
• Interior features: Hood over range; Porch; Great room
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k.

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 $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 52.7% 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: schools D+, crime F, cost of living 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 rising (+1.6%/yr); 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $242 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 + 1.6% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1965 — 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.77% ✓
• Cap rate: 52.69%
• Cash-on-cash: 165.69%
• DSCR: 8.37
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $104,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8476 W Stockton Blvd #37	0.03mi	1/1.0	480 (-4%)	13mo	$99,900	$208	81

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.93×
• Total profit: $77,718
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 18.09×
• Total profit: $167,508
• Equity at exit: $3,026

Cash invested: $9,800 (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 95758

• Home prices YoY: -23.5%
• Rents YoY: 1.6%
• Active inventory: 180
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,353

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 28%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8282 Calvine Rd Sacramento, CA	1.0–3.0	1.0–2.0	1056	$1,925	$1.82	2d	17	0.54mi
8117 Sheldon Rd Elk Grove, CA	1.0–3.0	1.0–2.0	1011	$2,128	$2.10	2d	18	0.59mi
8231 Hardester Dr Sacramento, CA	2.0	2.0	750	$1,900	$2.53	24d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $35,000 Active 35 DOM
2. 2026-06-17
   days on market $35,000 Active 34 DOM
3. 2026-06-16
   days on market $35,000 Active 33 DOM
4. 2026-06-15
   days on market $35,000 Active 32 DOM
5. 2026-06-13
   days on market $35,000 Active 30 DOM
6. 2026-06-13
   days on market $35,000 Active 29 DOM
7. 2026-06-09
   days on market $35,000 Active 26 DOM
8. 2026-06-08
   days on market $35,000 Active 25 DOM
9. 2026-06-07
   days on market $35,000 Active 24 DOM
10. 2026-06-05
    days on market $35,000 Active 21 DOM
11. 2026-06-03
    pricedays on market $35,000 Active 20 DOM
12. 2026-06-02
    days on market $40,000 Active 19 DOM
13. 2026-06-01
    days on market $40,000 Active 18 DOM
14. 2026-05-31
    days on market $40,000 Active 17 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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,229
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$1,018
• Taxable income: $16,673
• Est. tax owed @ 24.0%: −$4,002
• After-tax cash flow: $12,236/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: 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 — 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): 65,725
• Household income: $117,017
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1653.0

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 0.77)
• Race & ethnicity: White 32% Asian 27% Hispanic / Latino 19% Two or more races 14% Black 12% Pacific Islander 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Russian 2% Romanian 1% Italian 1%
• Foreign-born: 25% · Canada, China, Vietnam
• Languages at home: 64% English-only · Spanish 10% Chinese 6% Other Indo-European 6%

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: ▼ -95.00%
• Current HPI: 309.0545
• Rent YoY: ▲ 1.59%
• 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