67 Village Green Dr #67 · Sacramento, CA 95838

$64,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 196 Days on market

Manufactured home Built 1966 Good condition $90/sqft · 31% below area Est $94k · 31% 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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Appreciation +2.5/10.0
• Rent growth +1.8/5.0
• Manufactured-home adj. -6.4

Listing remarks

Reduced to Sell Now!! Very Affordable Living in Gated All-Ages Park Close to Downtown Sacramento. Very rare Extra-Large Lot with Huge Covered Porch for Relaxing. Newer Vinyl plank Floors, 2 Mini-Split Heat & AC systems. Home is 60ft Long with Front Living Room surrounded by Windows and Rear Main Bedroom with Full wall of Closets. Kitchen has Plenty of Cabinets and Counters, Stainless Appliances incl a 5 Burner Gas Stove & Microwave hood. Smaller 2nd Bedroom perfect for Office, Kids or Craft Room. Large Bath has a Stall Shower and Hookups for W/ D. Extra-Large Lot with Fenced Back Yard and plenty of Room for Gardens & your own Landscaping.

Key facts

• Extra-large lot
• Rear main bedroom
• Huge covered porch

Tags

• EXTRA-LARGE LOT
• HUGE COVERED PORCH
• NEWER PLANK VINYL FLOORS
• MIMI-SPLIT HEAT & AC
• FRONT LIVING ROOM
• REAR MAIN BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: crime F, cost of living F.
• Robla Elementary (urban): math 29% / reading 38% proficiency, ranked #923 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bell Avenue Elementary (416 students, 88% FRL).
• Market conditions: Rents soft (-2.7%/yr); 287 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($57k) 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $94,000
• List price: $64,900
• Delta: -30.96%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Village Cir	0.12mi	2/1.0	720 (0%)	18mo	$18,000	$25	80
107 Village Cir	0.09mi	2/1.0	784 (+9%)	4mo	$94,000	$120	78
123 Village Cir	0.16mi	2/2.0	720 (0%)	13mo	$75,000	$104	78
116 Village Cir	0.12mi	2/1.0	672 (-7%)	12mo	$100,000	$149	73
107 Village Cir #107	0.10mi	2/1.0	784 (+9%)	21mo	$94,900	$121	63
121 Village Cir #121	0.15mi	2/1.0	784 (+9%)	21mo	$94,900	$121	61
186 Village Cir	0.14mi	2/2.0	800 (+11%)	12mo	$75,000	$94	61
93 Village Cir	0.05mi	2/1.5	816 (+13%)	18mo	$68,000	$83	59

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: 20.2%
• Equity multiple: 1.79×
• Total profit: $14,344
• Equity at exit: $9,677

10-year hold

• IRR: 26.3%
• Equity multiple: 2.98×
• Total profit: $36,037
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $60,000 ($75/sqft)
• Median days on market: 51 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +75.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95838

• Rents YoY: -2.7%
• Active inventory: 287
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $442

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 56%

Sensitivity live

Price	-10% $487	-5% $464	+0% $442	+5% $419	+10% $397
Rent	-10% $353	-5% $397	+0% $442	+5% $486	+10% $531
Rate	-1.0pp $475	-0.5pp $458	base $442	+0.5pp $425	+1.0pp $408

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: $16,225
• Closing costs: $1,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,150	$1.77	116d	1	0.38mi
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,095	$1.68	103d	1	0.38mi
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,195	$1.84	94d	1	0.38mi
2011 Bell Ave Unit B Sacramento, CA	1.0	1.0	550	$995	$1.81	86d	1	0.38mi
2101 Bell Ave Unit 4 Sacramento, CA	1.0	1.0	550	$995	$1.81	115d	1	0.40mi
1962 Grand Ave Apt B Sacramento, CA	2.0	1.0	700	$2,000	$2.86	0d	1	0.48mi
1718 Grand Ave Sacramento, CA	2.0	1.0	650	$1,590	$2.45	40d	1	0.51mi
3736 Astoria St Sacramento, CA	1.0	1.0	672	$1,199	$1.78	0d	1	0.63mi
3721 Balsam St Unit 4 Sacramento, CA	1.0	1.0	450	$1,300	$2.89	0d	1	0.67mi
3707 1/2 Marysville Blvd Sacramento, CA	1.0	1.0	750	$1,395	$1.86	139d	1	0.68mi
3920 High St Unit 1/2 Sacramento, CA	1.0	1.0	500	$1,900	$3.80	56d	1	0.69mi
3812 Huron St Sacramento, CA	1.0	1.0	600	$1,299	$2.17	60d	1	0.71mi
1367 Harris Ave Sacramento, CA	2.0	1.0	600	$1,600	$2.67	0d	1	0.76mi
1933 Los Robles Blvd #3 Sacramento, CA	1.0	1.5	687	$1,350	$1.97	56d	1	0.88mi
1617 Arcade Blvd #11 Sacramento, CA	1.0	1.0	700	$1,075	$1.54	0d	1	1.20mi
3901 Cypress St Unit 921 Harris Sacramento, CA	2.0	1.0	700	$1,900	$2.71	56d	1	1.24mi
3729 Branch St Unit 1 Sacramento, CA	2.0	1.0	680	$1,300	$1.91	77d	1	1.25mi
1550 Arcade Blvd Unit 12 Sacramento, CA	1.0	1.0	450	$1,100	$2.44	113d	1	1.29mi
3333 Belden St Unit B Sacramento, CA	1.0	1.0	594	$1,200	$2.02	0d	1	1.39mi
3240 Bell St Unit 7 Sacramento, CA	2.0	1.0	736	$1,275	$1.73	63d	1	1.42mi
3120 Howe Ave Sacramento, CA	1.0	1.0	725	$1,450	$2.00	74d	1	1.44mi
3101 Truax Ct Sacramento, CA	1.0–2.0	1.0	667	$1,400	$2.10	6d	1	1.48mi
3101 Truax Ct Apt 12 Sacramento, CA	2.0	1.0	735	$1,495	$2.03	69d	1	1.48mi
3101 Truax Ct Apt 4 Sacramento, CA	1.0	1.0	600	$1,295	$2.16	69d	1	1.48mi
2315 Edison Ave #3 Sacramento, CA	1.0	1.0	600	$1,195	$1.99	87d	1	1.48mi
2223 Edison Ave Apt 13 Sacramento, CA	1.0	1.0	650	$1,195	$1.84	6d	1	1.48mi
737 Morey Ave Sacramento, CA	2.0	1.0	676	$1,595	$2.36	0d	1	1.49mi
3100 Howe Ave Apt B1 Sacramento, CA	2.0	1.0	700	$1,395	$1.99	67d	1	1.50mi

Property features AI

Finance

• Other: Located in Sacramento, CA (postal code 95838)Directions available to unit in park
• Financial info: Land lease: No
• HOA & community: No homeowners associationNot a senior community

Exterior

• Parking: Attached covered parkingOff-street parking
• Utilities: Individual electric meterIndividual gas meterPublic sewerWater from water district / publicInternet available
• Home design: Manufactured in park (single wide)Skyline manufactured homeBuilt in 1966Metal roofMetal skirting
• Construction: Metal roofMetal skirtingSingle wide manufactured construction
• Exterior features: Fenced yard with backyardDog runStorage area and shed(s)Carport awning and porch awning

Interior

• Kitchen: Free standing gas rangeFree standing refrigeratorMicrowaveLaminate countertops
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Simulated woodLaminate
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Central heatingDuctless heating (multi-unit)Wall cooling unitsDuctless cooling (multi-unit)
• Interior features: Updated/remodeled interiorCovered deck and porchOfficeLiving room with attached deckDining space in kitchenLaminate countertops
• Laundry & utility: Washer/dryer hookups inside

Listing history 24 events

1. 2026-07-05
   days on market $64,900 Active 196 DOM
2. 2026-07-03
   days on market $64,900 Active 194 DOM
3. 2026-07-02
   days on market $64,900 Active 193 DOM
4. 2026-07-01
   days on market $64,900 Active 192 DOM
5. 2026-06-30
   days on market $64,900 Active 191 DOM
6. 2026-06-29
   days on market $64,900 Active 190 DOM
7. 2026-06-28
   days on market $64,900 Active 189 DOM
8. 2026-06-27
   days on market $64,900 Active 188 DOM
9. 2026-06-26
   days on market $64,900 Active 187 DOM
10. 2026-06-24
    days on market $64,900 Active 185 DOM
11. 2026-06-22
    days on market $64,900 Active 183 DOM
12. 2026-06-21
    days on market $64,900 Active 182 DOM
13. 2026-06-18
    days on market $64,900 Active 179 DOM
14. 2026-06-17
    days on market $64,900 Active 178 DOM
15. 2026-06-16
    days on market $64,900 Active 177 DOM
16. 2026-06-15
    days on market $64,900 Active 176 DOM
17. 2026-06-13
    days on market $64,900 Active 174 DOM
18. 2026-06-09
    days on market $64,900 Active 170 DOM
19. 2026-06-08
    days on market $64,900 Active 169 DOM
20. 2026-06-07
    days on market $64,900 Active 168 DOM
21. 2026-06-03
    days on market $64,900 Active 164 DOM
22. 2026-06-02
    days on market $64,900 Active 163 DOM
23. 2026-06-01
    days on market $64,900 Active 162 DOM
24. 2026-05-31
    days on market $64,900 Active 161 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,526
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,888
• Taxable income: $4,540
• Est. tax owed @ 24.0%: −$1,090
• After-tax cash flow: $4,213/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 Est. rehab $3,600–$10,800 screening

This manufactured home is in good condition with a good roof, exterior, and interior. It has a fenced yard and a covered porch, making it a good investment for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Replace AC units — Modernizes systems and improves comfort and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Bell Avenue Elementary

Schools (NCES district)

• District: Robla Elementary
• NCES district ID: 0633240
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,481
• Composite: 31.64/100
• National rank: #11126
• State rank: #923 of 1400 in CA

B Composite livability gradescore 71/100

Livability — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,660,763 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Hispanic / Latino 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 5%

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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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• Metro: Sacramento-Roseville-Folsom, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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 features AI

Finance

• Other: Located in Sacramento, CA (postal code 95838)Directions available to unit in park
• Financial info: Land lease: No
• HOA & community: No homeowners associationNot a senior community

Exterior

• Parking: Attached covered parkingOff-street parking
• Utilities: Individual electric meterIndividual gas meterPublic sewerWater from water district / publicInternet available
• Home design: Manufactured in park (single wide)Skyline manufactured homeBuilt in 1966Metal roofMetal skirting
• Construction: Metal roofMetal skirtingSingle wide manufactured construction
• Exterior features: Fenced yard with backyardDog runStorage area and shed(s)Carport awning and porch awning

Interior

• Kitchen: Free standing gas rangeFree standing refrigeratorMicrowaveLaminate countertops
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Simulated woodLaminate
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Central heatingDuctless heating (multi-unit)Wall cooling unitsDuctless cooling (multi-unit)
• Interior features: Updated/remodeled interiorCovered deck and porchOfficeLiving room with attached deckDining space in kitchenLaminate countertops
• Laundry & utility: Washer/dryer hookups inside