7504 Hazelnut Ln #146 · Florin, CA 95828

$142,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 38 Days on market

Built 1980 Good condition $129/sqft · 82% above area

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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 +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Welcome to 7504 Hazelnut Lane #146 in Sacramento CA. This mobile home is ready to move-in TODAY! Presenting a unique opportunity for senior 55+ sophisticated living. This newly transformed mobile home comes with All appliances, Cortz countertops, stainless steel gas stove, luxury vinyl flooring, new HVAC system, and so much more. Conveniently located by shopping, dining and the freeway. Oh, by the way, with the right offer the seller is throwing in FREE SPACE RENT UNTIL 2027!!! Don't miss this opportunity.

Key facts

• Cortz countertops
• New hvac system
• 2 parking spots

Tags

• CORTZ COUNTERTOPS
• STAINLESS STEEL GAS STOVE
• LUXURY VINYL FLOORING
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Close to Gerber Rd and located at 7504 Hazelnut Ln #146, Sacramento, CA 95828
• Financial info: Land lease: No (note shows a land lease amount listed separately)
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: 2 parking spaces; Attached covered parking with EV charging and guest parking available
• Utilities: Public water; Public sewer; Cable available; Internet available; 220V in kitchen and laundry
• Home design: Manufactured in park (double wide); Fleetwood make; Updated/remodeled; Built in 1980
• Construction: Metal roof; Vinyl skirting
• Exterior features: Close to clubhouse; Landscaped front and back; Porch steps

Interior

• Kitchen: Slab counters with island; Dining bar; Free-standing gas range; Free-standing refrigerator; Ice maker; Dishwasher; Microwave
• Bedrooms: 3 bedrooms (including master bedroom)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms with tile and shower stalls
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Open great room living area; Dual-pane full windows; Porch steps; Updated/remodeled interior
• Laundry & utility: Washer and dryer included (stacked); Laundry located in kitchen/inside room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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); 215 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $982 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,740 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $78,000
• List price: $142,000
• Delta: 82.05%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7545 Huckleberry Ln #64	0.13mi	2/2.0 (-1)	1,200 (+9%)	3mo	$78,000	$65	71
7703 Tierra Verde Way	0.28mi	2/2.0 (-1)	1,140 (+4%)	14mo	$101,000	$89	64
7548 Hazelnut Ln #94	0.15mi	2/2.0 (-1)	1,060 (-4%)	23mo	$86,000	$81	63
7706 La Reina Way	0.31mi	2/2.0 (-1)	1,040 (-6%)	14mo	$100,000	$96	60
7507 Maple Leaf	0.06mi	2/2.0 (-1)	1,248 (+14%)	21mo	$79,000	$63	52
7734 Whispering Palms Dr	0.55mi	2/2.0 (-1)	960 (-13%)	0mo	$36,000	$38	48

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: 11.5%
• Equity multiple: 1.44×
• Total profit: $17,540
• Equity at exit: $21,173

10-year hold

• IRR: 18.0%
• Equity multiple: 2.29×
• Total profit: $51,160
• Equity at exit: $12,278

Cash invested: $39,760 (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: 215
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $736

Break-even live

Break-even rent $1,242

Max offer price $142,000

Occupancy floor 61%

Sensitivity live

Price	-10% $834	-5% $785	+0% $736	+5% $687	+10% $638
Rent	-10% $564	-5% $650	+0% $736	+5% $822	+10% $908
Rate	-1.0pp $808	-0.5pp $772	base $736	+0.5pp $699	+1.0pp $662

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7614 Par Pkwy Sacramento, CA	2.0	1.0	850	$1,750	$2.06	44d	1	0.09mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	44d	1	0.25mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	44d	1	0.49mi
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,950	$2.67	2d	5	0.52mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	24d	1	0.71mi
6465 Village Center Dr Sacramento, CA	1.0–2.0	1.0	629	$1,670	$2.65	3d	9	0.79mi
7421 Conrad Dr Sacramento, CA	4.0	2.0	1442	$2,595	$1.80	8d	1	0.90mi
8112 Creeping Willow Ln Sacramento, CA	3.0	2.5	1214	$2,495	$2.06	13d	1	0.92mi
8159 Laurel Willow Ln Sacramento, CA	3.0	2.5	1214	$2,396	$1.97	5d	1	0.94mi
6633 Valley Hi Dr Sacramento, CA	2.0	2.0	809	$1,889	$2.33	5d	1	0.94mi
5943 Mack Rd Sacramento, CA	3.0	2.0	1309	$2,495	$1.91	15d	1	0.97mi
6808 Wyndham Dr Sacramento, CA	2.0	1.0–2.0	742	$2,165	$2.92	2d	7	0.97mi
7140 Chris Ave Sacramento, CA	2.0	1.0	1248	$2,300	$1.84	44d	1	1.05mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	8d	4	1.07mi
8148 Lenhart Rd Sacramento, CA	3.0	2.0	1130	$2,395	$2.12	15d	1	1.09mi
5500 Mack Rd Sacramento, CA	2.0	1.0–2.0	856	$1,603	$1.87	8d	1	1.14mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	44d	1	1.18mi
7826 Center Pkwy Sacramento, CA	1.0–2.0	1.0–2.0	737	$1,795	$2.43	44d	1	1.24mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	44d	1	1.27mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,891	$2.36	21d	1	1.37mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,731	$2.16	18d	1	1.37mi
7874 Golden Field Way Sacramento, CA	3.0	1.0	1014	$2,100	$2.07	15d	1	1.39mi

Listing history 6 events

1. 2026-06-07
   days on market $142,000 Active 38 DOM
2. 2026-06-05
   days on market $142,000 Active 35 DOM
3. 2026-06-03
   days on market $142,000 Active 34 DOM
4. 2026-06-02
   days on market $142,000 Active 33 DOM
5. 2026-06-01
   days on market $142,000 Active 32 DOM
6. 2026-05-31
   days on market $142,000 Active 31 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 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: $26,089
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,131
• Taxable income: $6,990
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $7,157/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

Good 80/100 Cosmetic rehab

This mobile home is move-in ready with a fresh interior, new appliances, and a well-maintained exterior. It offers a great opportunity for a 55+ buyer or renter looking for a turnkey living solution.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Add a small outdoor seating area — Creates a welcoming space for potential buyers and renters, increasing appeal and value.
• Both Install a smart home system — Enhances convenience and adds modern features, appealing to a wider range of buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add a small outdoor seating area — Creates a welcoming space for potential buyers and renters, increasing appeal and value. ↑
• Both Install a smart home system — Enhances convenience and adds modern features, appealing to a wider range of buyers and renters. ↑

ⓘ 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