6240 W Stagecoach Dr · Foothill Farms, CA 95682

$80,000

2 bd · 2.0 ba · 946 sqft · Manufactured · 4 Days on market

Built 1990 Good condition Est $79k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Hillsdalle Mobile Home Park, a 55+ community with a pool and lots of amenities to enjoy. this spacious home has an open floor plan with vaulted ceilings, perfect for entertaining or enjoying a cozy evening in. There are 2 nice sized bedrooms and 2 full baths. The roof was replaced in 2021, hot and cold pipes were replaced in 2014. This home is ready and waiting for you.

Key facts

• Open floor plan
• Pool
• Vaulted ceilings

Tags

• HILLSDALLE MOBILE HOME PARK
• POOL
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• ROOF REPLACED
• HOT AND COLD PIPES REPLACED

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: Yes ($600)

Exterior

• Parking: Guest parking available
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter; Natural gas connected; Cable available; 220 volts in kitchen
• Home design: Manufactured home in park (double wide); Original condition; Built in 1990
• Construction: Tile roof; Fleetwood make (manufactured home)
• Exterior features: Backyard

Interior

• Kitchen: Free-standing gas range; Range hood; Laminate counters; Plumbed for ice maker
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Dual-pane windows with coverings; Porch with steps and railing; Attached deck off living area; Cathedral/vaulted ceilings in living and family rooms; Storage space
• Laundry & utility: Washer and dryer included in inside laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.6% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A; Watch: employment D+, crime F, amenities F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 237 active listings in the ZIP; 40 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).
• This rent is only 18% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 2.9% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.28% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.69%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $79,464
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6346 Marshall Dr	0.23mi	2/2.0	940 (-1%)	11mo	$49,999	$53	79
6318 Bonanza	0.16mi	2/2.0	960 (+2%)	18mo	$110,000	$115	75
4603 Long Branch Dr #166	0.13mi	2/2.0	1,056 (+12%)	13mo	$87,500	$83	64
6206 Gold Dust Dr	0.09mi	2/2.0	1,058 (+12%)	16mo	$105,000	$99	63
6352 Marshall Dr	0.23mi	2/1.0	836 (-12%)	13mo	$69,900	$84	55
6339 Marshall Dr #146	0.21mi	2/2.0	1,080 (+14%)	23mo	$89,000	$82	47

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 2.94×
• Total profit: $43,510
• Equity at exit: $11,928

10-year hold

• IRR: 50.8%
• Equity multiple: 5.91×
• Total profit: $109,963
• Equity at exit: $6,917

Cash invested: $22,400 (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 95682

• Rents YoY: 2.9%
• Active inventory: 237
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $890

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 46%

Sensitivity live

Price	-10% $946	-5% $918	+0% $890	+5% $863	+10% $835
Rent	-10% $746	-5% $818	+0% $890	+5% $962	+10% $1,035
Rate	-1.0pp $931	-0.5pp $911	base $890	+0.5pp $870	+1.0pp $848

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	2d	1	0.21mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,590	$1.89	2d	8	0.21mi
5954 Walerga Rd #1 Sacramento, CA	2.0	1.0	800	$1,345	$1.68	2d	1	0.23mi
5954 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	11d	1	0.23mi
5948 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	2d	1	0.24mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	2d	4	0.54mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	2d	1	0.57mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	23d	1	0.62mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	4d	1	0.66mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	4d	1	0.69mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	2d	3	0.71mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	2d	1	0.72mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	44d	1	0.74mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	2d	1	0.77mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	21d	1	0.87mi
6625 Medora Dr North Highlands, CA	3.0	1.0	972	$2,100	$2.16	11d	1	0.88mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	44d	1	0.88mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	2d	1	0.89mi
6830 Walerga Rd Sacramento, CA	2.0	1.0–2.0	836	$1,752	$2.09	2d	6	0.90mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	3d	1	0.91mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	0.93mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	2d	1	0.94mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	8d	1	0.98mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	44d	3	1.01mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	2d	1	1.02mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	2d	3	1.08mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	2d	2	1.10mi
3844 Milton Way North Highlands, CA	3.0	1.5	972	$2,250	$2.31	2d	1	1.12mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	11d	2	1.16mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	2d	30	1.16mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.21mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	2d	6	1.22mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	3d	2	1.25mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	1.26mi
6909 Stoneman Dr North Highlands, CA	3.0	1.0	1113	$1,995	$1.79	13d	1	1.27mi
7200 Pepperwood Knoll Ln Sacramento, CA	1.0–2.0	1.0–2.0	854	$1,855	$2.17	2d	3	1.30mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	2d	2	1.36mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	2d	1	1.36mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	1.38mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	2d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $80,000 Active 4 DOM
2. 2026-06-17
   remarks 383-char remark
3. 2026-06-17
   listed $80,000 Active 1 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,921
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$2,327
• Taxable income: $10,005
• Est. tax owed @ 24.0%: −$2,401
• After-tax cash flow: $8,282/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 · 7 photos

Good 75/100 Cosmetic rehab

This home is in good condition with minor repairs needed. It's ready for a fresh coat of paint and some updates to the kitchen and bathrooms to increase its value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Kitchen countertops — Light wear and tear.
• Minor Bathroom fixtures — Light wear and tear.
• Minor Interior paint — Faded in some areas.
• Minor Landscaping — Some areas could benefit from trimming and additional plants.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Both Replace kitchen countertops — New countertops can improve functionality and aesthetics.
• Both Replace bathroom fixtures — Upgraded fixtures can enhance the home's appeal and functionality.
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Kitchen countertops · Light wear and tear.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear.	Minor	$500–3,000
Interior paint · Faded in some areas.	Minor	$500–3,000
Landscaping · Some areas could benefit from trimming and additional plants.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Replace kitchen countertops — New countertops can improve functionality and aesthetics. ↑
• Both Replace bathroom fixtures — Upgraded fixtures can enhance the home's appeal and functionality. ↑
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property 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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: El Dorado County · 144,198 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 30,065
• Household income: $122,436
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 634.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Portuguese 3% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 1%

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: ▼ -417.68%
• Current HPI: 279.3817
• Rent YoY: ▲ 2.86%
• 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