9060 Auburn Folsom Rd #36 · Granite Bay, CA 95746

$89,900

2 bd · 2.0 ba · 720 sqft · Manufactured · 35 Days on market

Built 1972 Fair condition Est $64k · 40% 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
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the quiet Ridgeview senior mobile home park. Located off Auburn Folsom Rd and Eureka, close to shops, the lake and several walking trails. This home has a great layout with a bedrooms on the opposite ends each with their own bathrooms and own separate space. Vaulted living room, mirrored wall and several windows makes this single wide feel much larger and brighter. The eat-in kitchen is a perfect size, the hallway leads you the laundry area, full bathroom and back bedroom. The laundry machines are too large for the space and would recommend smaller ones or put in an all-in one stackable. Unit #19 has one for picture reference. The other huge selling point is the over-sized covere

Key facts

• Large level yard
• Garden
• Shed

Tags

• OVER-SIZED COVERED DECK
• COVERED PATIO
• LARGE LEVEL YARD
• SHED
• OUTDOOR PATIO
• GARDEN

Property features AI

Finance

• Financial info: Monthly land lease applies
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: 2 assigned parking spaces; Covered parking; Off-street parking; Guest parking available
• Utilities: Individual electric and gas meters; Natural gas connected; Public water; Public sewer; Internet available; 220V outlet in laundry area
• Home design: Manufactured home located in a park; Single-wide model; Fleetwood make; Built in 1972; Land lease community (monthly land lease paid)
• Construction: Metal roof; Vinyl skirting
• Exterior features: Patio awning and carport awning; Covered patio and covered deck; Railed porch/deck; Shed(s) for storage; Regular lot shape with landscaped backyard

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Range hood; Laminate countertops; Breakfast area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with shower stall(s)
• Heating & cooling: Central heating; Ceiling fans; Evaporative cooler; Window air conditioning units
• Interior features: Porch steps and covered patio/deck with railing; Storage shed(s); Dual-pane windows with screens and window coverings; Breakfast area and laminate countertops in the kitchen; Dining space located in the kitchen; Living room with unspecified 'Other' feature; Pets allowed (cats and dogs)
• Laundry & utility: Indoor laundry hookups (washer/dryer hookups only)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.7% vs local median 1.2% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 164 active listings in the ZIP; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.13% ✓
• Cap rate: 27.66%
• Cash-on-cash: 76.31%
• DSCR: 4.40
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $64,080
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9060 Auburn Folsom Rd #24	0.00mi	2/1.0	720 (0%)	21mo	$18,000	$25	78
9060 Auburn Folsom Rd #22	0.00mi	2/1.0	640 (-11%)	2mo	$55,000	$86	76
9060 Auburn Folsom Rd #13	0.00mi	2/1.0	800 (+11%)	11mo	$80,000	$100	68
6805 Douglas Blvd #36	0.68mi	2/1.0	720 (0%)	10mo	$115,000	$160	56
8880 Auburn Folsom Blvd #30	0.24mi	2/1.0	800 (+11%)	20mo	$58,000	$73	50
6805 Douglas Blvd #56	0.68mi	2/1.0	672 (-7%)	12mo	$60,000	$89	43
6805 Douglas Blvd #37	0.68mi	2/1.0	784 (+9%)	17mo	$113,000	$144	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.3%
• Equity multiple: 4.47×
• Total profit: $87,428
• Equity at exit: $13,404

10-year hold

• IRR: 79.9%
• Equity multiple: 9.25×
• Total profit: $207,585
• Equity at exit: $7,773

Cash invested: $25,172 (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 95746

• Active inventory: 164
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,813 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,601

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 38%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $89,900 Active 35 DOM
2. 2026-06-17
   days on market $89,900 Active 34 DOM
3. 2026-06-16
   days on market $89,900 Active 33 DOM
4. 2026-06-15
   days on market $89,900 Active 32 DOM
5. 2026-06-13
   days on market $89,900 Active 30 DOM
6. 2026-06-13
   days on market $89,900 Active 29 DOM
7. 2026-06-09
   days on market $89,900 Active 26 DOM
8. 2026-06-08
   days on market $89,900 Active 25 DOM
9. 2026-06-07
   days on market $89,900 Active 24 DOM
10. 2026-06-03
    days on market $89,900 Active 20 DOM
11. 2026-06-02
    days on market $89,900 Active 19 DOM
12. 2026-06-01
    days on market $89,900 Active 18 DOM
13. 2026-05-31
    days on market $89,900 Active 17 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,753
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$2,615
• Taxable income: $18,903
• Est. tax owed @ 24.0%: −$4,537
• After-tax cash flow: $14,672/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Upgrades to the exterior, interior, and HVAC system would significantly enhance its appeal and marketability.

Repairs flagged

• Minor Siding — Light wear
• Minor Windows — Standard windows
• Minor HVAC — Standard appliances

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Improves durability and aesthetics
• Both Upgrade HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Light wear	Minor	$500–3,000
Windows · Standard windows	Minor	$500–3,000
HVAC · Standard appliances	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Improves durability and aesthetics ↑
• Both Upgrade HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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