7337 Topanga Ln #28 · Foothill Farms, CA 95842

$164,900

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 38 Days on market

Built 1972 $115/sqft · 14% above area Est $145k · 14% over

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Why this score? — see what drove the C+ 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
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully updated, this spacious double-wide home blends modern style with everyday comfort. Step inside to a bright, open floorplan showcasing an impressive list of upgrades, including recessed lighting, upgraded vinyl plank flooring, and stylish two-tone paint accented by sleek black hardware. The brand-new kitchen truly shines boasting an oversized island with storage and breakfast bar, upgraded cabinetry, quartz counters and updated appliances. With four bedrooms and two beautifully remodeled bathrooms, there's plenty of space for family, guests, or a home office. The oversized primary suite features a huge walk-in closet, and large ensuite bathroom with modern doubl

Key facts

• Updated appliances
• Quartz counters
• Double-wide home

Tags

• DOUBLE-WIDE HOME
• OPEN FLOORPLAN
• OVERSIZED ISLAND
• UPGRADED CABINETRY
• QUARTZ COUNTERS
• UPDATED APPLIANCES

Property features AI

Finance

• Other: Located at 7337 Topanga Ln #28, Sacramento, CA 95842; Directions: From Antelope Rd. turn onto Nott Ln. right on Topanga Ln. Home on the right (Space #28)
• HOA & community: No association; Not a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Attached covered parking; Guest parking available; No enclosed garage
• Utilities: Cable available; Internet available; Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home located in a park; Double-wide unit; Updated / remodeled; Built in 1972
• Construction: Metal roof; Metal skirting; SPA make (manufactured home)
• Exterior features: Storage area and additional shed(s); Close to clubhouse

Interior

• Kitchen: Dishwasher; Microwave; Free-standing gas oven; Pantry closet; Kitchen island; Synthetic countertops
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Combination tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room living area; Pantry closet; Kitchen island; Synthetic (man-made) kitchen countertops; Breakfast nook and dining bar / space in kitchen; Dual-pane full windows; Carpeted porch with railed steps; Storage area inside (shed)
• Laundry & utility: Laundry hookups only; Washer/dryer area located inside (in kitchen / inside room); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 fast (+6.5%/yr); 130 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,633/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 1906% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 + 6.5% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1972 — 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. 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. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $145,225
• List price: $164,900
• Delta: 13.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7348 Azimuth Ln #25	0.02mi	4/2.0	1,440 (0%)	4mo	$160,000	$111	96
7437 Sylmar Ln #178	0.14mi	4/2.0	1,440 (0%)	4mo	$160,000	$111	90
7416 White River Ln #172	0.11mi	4/2.0	1,440 (0%)	9mo	$160,000	$111	87
5873 Hobbs Ln #57	0.16mi	4/2.0	1,440 (0%)	7mo	$165,000	$115	87
7412 Newport Ln #144	0.08mi	3/2.0 (-1)	1,440 (0%)	9mo	$117,000	$81	84
7428 White River Ln #175	0.12mi	4/2.0	1,536 (+7%)	6mo	$161,000	$105	78
7633 Woodduck Ln #67	0.31mi	3/2.0 (-1)	1,440 (0%)	7mo	$89,450	$62	75
7547 Golden Eye Ln #123	0.39mi	3/2.0 (-1)	1,480 (+3%)	2mo	$147,182	$99	70
7508 Bufflehead Ln	0.32mi	3/2.0 (-1)	1,560 (+8%)	1mo	$165,000	$106	65
7625 Pintail Cir	0.30mi	3/2.0 (-1)	1,550 (+8%)	9mo	$114,500	$74	61
7533 Pintail Cir	0.31mi	3/2.0 (-1)	1,620 (+12%)	1mo	$232,500	$144	59
7535 Golden Eye Ln #126	0.39mi	3/2.0 (-1)	1,608 (+12%)	2mo	$199,800	$124	56

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.93×
• Total profit: $42,856
• Equity at exit: $24,587

10-year hold

• IRR: 32.0%
• Equity multiple: 4.40×
• Total profit: $157,180
• Equity at exit: $14,258

Cash invested: $46,172 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 130
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $940

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 59%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	11d	1	0.77mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	1d	1	0.84mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	43d	1	0.90mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	20d	1	0.95mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	43d	1	0.95mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	11d	1	1.03mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	1d	1	1.03mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	14d	1	1.12mi
8077 Cornerstone Way Citrus Heights, CA	4.0	2.0	1380	$2,795	$2.03	43d	1	1.18mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	1.20mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	1d	1	1.22mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	1d	1	1.26mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	43d	1	1.28mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	3d	1	1.30mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	1d	1	1.47mi

Listing history 8 events

1. 2026-06-09
   status $164,900 Pending 38 DOM
2. 2026-06-08
   days on market $164,900 Contingent (Show) 38 DOM
3. 2026-06-08
   status $164,900 Contingent (Show) 37 DOM
4. 2026-06-07
   days on market $164,900 Active 37 DOM
5. 2026-06-03
   days on market $164,900 Active 33 DOM
6. 2026-06-02
   days on market $164,900 Active 32 DOM
7. 2026-06-01
   days on market $164,900 Active 31 DOM
8. 2026-05-31
   days on market $164,900 Active 30 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,592
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$4,797
• Taxable income: $9,205
• Est. tax owed @ 24.0%: −$2,209
• After-tax cash flow: $9,074/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: 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: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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

Property tax history

+2.6%/yr

Latest (2025): $216 · +1.0% YoY. Source: county tax records.