None · Rancho Cordova, CA 95827

$110,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 82 Days on market

Built 1972 $76/sqft · 21% below area Est $140k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This manufactured home with 1400 Sq ft located in a prime spot. This place is in great condition and offers the perfect blend of comfort and style. With 3 spacious bedrooms and 2 full bathrooms, it's ideal for families or anyone looking for extra space. The dual pane windows not only add to the aesthetic appeal but also provide excellent insulation, keeping energy costs down. Plus, the laminate flooring gives the home a modern, clean look that's easy to maintain.

Key facts

• Laminate flooring
• Dual pane windows
• Parking

Tags

• DUAL PANE WINDOWS
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 109 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% of the median local income ($86k/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 $761 of loan paydown is wiped out by about $3k 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 + 2.4% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 1.97% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.09%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $140,067
• List price: $110,000
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 Redcoat Ln	0.15mi	3/2.0	1,456 (+1%)	2mo	$245,000	$168	89
3126 Tory Ln #86	0.21mi	3/2.0	1,440 (0%)	11mo	$167,000	$116	81
2950 Routier Rd #42	0.16mi	3/2.0	1,384 (-4%)	10mo	$120,000	$87	78
10035 Mills Station Rd #42	0.29mi	3/2.0	1,440 (0%)	10mo	$150,000	$104	78
109 Septer	0.06mi	3/2.0	1,550 (+8%)	12mo	$150,000	$97	75
50 Shrine Way	0.18mi	3/2.0	1,536 (+7%)	7mo	$142,000	$92	75
2950 Routier Rd #9	0.20mi	3/2.0	1,490 (+4%)	12mo	$169,000	$113	74
3116 Tory Ln	0.15mi	2/2.0 (-1)	1,368 (-5%)	10mo	$68,000	$50	71
102 Countess Way #102	0.07mi	3/2.0	1,248 (-13%)	6mo	$127,500	$102	69
2950 Routier Rd #88	0.25mi	4/2.0 (+1)	1,512 (+5%)	7mo	$157,000	$104	69
2950 Routier Rd #45	0.19mi	2/2.0 (-1)	1,344 (-7%)	9mo	$90,000	$67	67
2950 Routier Rd #99	0.17mi	2/2.0 (-1)	1,536 (+7%)	11mo	$105,000	$68	67

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.35×
• Total profit: $41,556
• Equity at exit: $16,401

10-year hold

• IRR: 39.1%
• Equity multiple: 4.55×
• Total profit: $109,199
• Equity at exit: $9,511

Cash invested: $30,800 (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 95827

• Rents YoY: 2.4%
• Active inventory: 109
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $952

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 51%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Routier Rd Sacramento, CA	1.0–2.0	1.0–2.0	790	$1,995	$2.53	2d	15	0.31mi
3329 Routier Rd Unit 3329 Sacramento, CA	2.0	1.0	979	$2,000	$2.04	44d	1	0.35mi
10169 Crawford Way Sacramento, CA	2.0	1.0	917	$2,150	$2.34	24d	1	0.39mi
10181 De Soto Way Unit 10181 Sacramento, CA	2.0	1.0	917	$1,950	$2.13	3d	1	0.44mi
10158 De Soto Way Sacramento, CA	2.0	1.0	900	$2,000	$2.22	16d	1	0.48mi
10136 Ellenwood Ave Sacramento, CA	3.0	2.5	1418	$2,375	$1.67	44d	1	0.53mi
9952 Vanguard Dr Sacramento, CA	3.0	2.0	1168	$2,450	$2.10	12d	1	0.63mi
3250 Laurelhurst Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	1015	$2,275	$2.24	2d	6	0.63mi
2850 La Loma Dr Rancho Cordova, CA	2.0	1.0	920	$1,800	$1.96	8d	1	0.63mi
2625 El Parque Cir Unit D Rancho Cordova, CA	2.0	1.0	880	$1,800	$2.05	44d	1	0.68mi
3226 Laurelhurst Dr Rancho Cordova, CA	3.0	2.0	1008	$1,900	$1.88	24d	1	0.69mi
10108 Malaga Way Rancho Cordova, CA	2.0	1.0	765	$1,776	$2.32	8d	1	0.74mi
2961 Portsmouth Dr Unit 4 Rancho Cordova, CA	2.0	1.5	900	$1,650	$1.83	12d	1	0.75mi
10281 Mills Station Rd Unit 12 Rancho Cordova, CA	3.0	2.0	1100	$2,200	$2.00	4d	1	0.76mi
10069 Lincoln Village Dr Sacramento, CA	2.0	1.0	882	$2,049	$2.32	4d	1	0.82mi
10407 White Rock Rd Unit B Rancho Cordova, CA	2.0	1.0	1000	$2,000	$2.00	44d	1	0.99mi
3337 Union Springs Way Sacramento, CA	3.0	2.0	1543	$2,595	$1.68	44d	1	1.05mi
3100 Explorer Dr Sacramento, CA	3.0	2.0	1380	$2,575	$1.87	16d	1	1.07mi
9849 Lincoln Village Dr Unit A Sacramento, CA	2.0	1.0	1100	$1,995	$1.81	44d	1	1.15mi
3466 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	955	$2,411	$2.52	2d	8	1.18mi
3600 Kobias Ct Sacramento, CA	3.0	2.0	1257	$2,650	$2.11	24d	1	1.29mi
1200 Gary Way Carmichael, CA	3.0	2.0	1414	$2,495	$1.76	15d	1	1.40mi
1111 McClaren Dr Carmichael, CA	2.0	1.0	1440	$2,335	$1.62	11d	1	1.41mi
9400 Appalachian Dr Sacramento, CA	4.0	2.0	1543	$2,725	$1.77	2d	1	1.45mi
9745 Old Placerville Rd Sacramento, CA	1.0–2.0	1.0–2.0	872	$2,250	$2.58	44d	1	1.47mi

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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,006
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$3,200
• Taxable income: $10,284
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $8,955/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 21,742
• Household income: $85,841
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 949.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 13% Two or more races 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Subsaharan African 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 14% Russian/Polish/Slavic 10% Other Indo-European 3%

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: ▼ -223.22%
• Current HPI: 349.4168
• Rent YoY: ▲ 2.41%
• 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

+2.8%/yr

Latest (2025): $128 · +0.3% YoY. Source: county tax records.