139 Kaseberg · Roseville, CA 95678

$179,000

2 bd · 2.0 ba · 2,008 sqft · Manufactured · 190 Days on market

Built 1982 Est $207k · 13% 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 +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to Easy Living in One of Roseville's Most Desirable 55+ Communities. Step into a beautifully updated 2008 square foot home where comfort meets style. From the moment you enter, you'll be greeted by an open modern feel, thanks to a thoughtful remodel featuring brand-new granite countertops, new stainless steel appliances including a rare built-in microwave oven, stylish new trim, and crisp interior and exterior paint. The open floor plan offers spacious, light-filled living areas that are perfect for both relaxing and entertaining. Enjoy the ease of a low-maintenance yard, so you can spend more time living and less time on upkeep. Inside, both bathrooms have been updated adding

Key facts

• Updated large home
• Low-maintenance yard
• Updated bathrooms

Tags

• UPDATED LARGE HOME
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BUILT-IN MICROWAVE OVEN
• LOW-MAINTENANCE YARD
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Land lease: No (listed land lease amount present)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; 220 volts available in laundry
• Home design: Manufactured in park (triple wide); Robert Homes make; Built in 1982
• Construction: Composition roof; Wood skirting
• Exterior features: Landscaped front and back

Interior

• Kitchen: Slab and stone counters; Free standing gas range; Free standing refrigerator; Hood over range; Ice maker; Dishwasher; Disposal; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Simulated wood; Laminate; Wood
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fan(s)
• Interior features: Cathedral/vaulted living room with skylight(s); Covered, enclosed and railed patio; Fireplace in living room with raised hearth and gas piped; Pets allowed
• Laundry & utility: Laundry room inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 167 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/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 $1k of loan paydown is wiped out by about $5k 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 + 1.8% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.47% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $206,824
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Kaseberg Dr	0.07mi	2/2.0	2,160 (+8%)	1mo	$175,000	$81	83
27 Hancock Dr	0.12mi	2/2.0	1,790 (-11%)	0mo	$189,000	$106	76
140 Kaseberg Dr	0.01mi	2/2.0	2,108 (+5%)	21mo	$235,000	$111	74
144 Kaseberg Dr	0.06mi	2/2.0	1,788 (-11%)	8mo	$153,000	$86	72
255 Kirkwood Dr	0.12mi	3/2.5 (+1)	1,760 (-12%)	2mo	$134,500	$76	65
128 Kaseberg Dr	0.07mi	3/2.5 (+1)	1,840 (-8%)	17mo	$215,500	$117	62
290 Lafayette	0.23mi	2/2.0	1,708 (-15%)	5mo	$175,900	$103	60

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $21,126
• Equity at exit: $26,689

10-year hold

• IRR: 18.8%
• Equity multiple: 2.48×
• Total profit: $74,206
• Equity at exit: $15,477

Cash invested: $50,120 (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 95678

• Rents YoY: 1.8%
• Active inventory: 167
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $838

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 63%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	21d	1	0.43mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	1d	1	0.49mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	1d	1	0.59mi
304 Diamond Oaks Rd Roseville, CA	3.0	2.0	2116	$3,200	$1.51	10d	1	0.72mi
409 Washington Blvd Roseville, CA	3.0	2.0	2000	$1,995	$1.00	1d	1	1.13mi
1057 Shenencock Way Roseville, CA	3.0	2.0	1406	$2,795	$1.99	1d	1	1.37mi
120 Ivy St Roseville, CA	3.0	2.5	1525	$2,595	$1.70	1d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $179,000 Active 190 DOM
2. 2026-06-17
   days on market $179,000 Active 189 DOM
3. 2026-06-16
   days on market $179,000 Active 188 DOM
4. 2026-06-15
   days on market $179,000 Active 187 DOM
5. 2026-06-13
   days on market $179,000 Active 185 DOM
6. 2026-06-13
   days on market $179,000 Active 184 DOM
7. 2026-06-09
   days on market $179,000 Active 181 DOM
8. 2026-06-08
   days on market $179,000 Active 180 DOM
9. 2026-06-07
   days on market $179,000 Active 179 DOM
10. 2026-06-05
    days on market $179,000 Active 176 DOM
11. 2026-06-03
    days on market $179,000 Active 175 DOM
12. 2026-06-02
    days on market $179,000 Active 174 DOM
13. 2026-06-02
    price $179,000 Active 173 DOM
14. 2026-06-01
    days on market $189,000 Active 173 DOM
15. 2026-05-31
    days on market $189,000 Active 172 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,515
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$5,207
• Taxable income: $7,659
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $8,215/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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% 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: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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