67 Village Green Dr #67 · Sacramento, CA 95838

$64,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 182 Days on market

Built 1966 Est $86k · 25% 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
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

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. Park has Large Clubhouse with Swim

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

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 association; Not a senior community

Exterior

• Parking: Attached covered parking; Off-street parking
• Utilities: Individual electric meter; Individual gas meter; Public sewer; Water from water district / public; Internet available
• Home design: Manufactured in park (single wide); Skyline manufactured home; Built in 1966; Metal roof; Metal skirting
• Construction: Metal roof; Metal skirting; Single wide manufactured construction
• Exterior features: Fenced yard with backyard; Dog run; Storage area and shed(s); Carport awning and porch awning

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Microwave; Laminate countertops
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Simulated wood; Laminate
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Central heating; Ductless heating (multi-unit); Wall cooling units; Ductless cooling (multi-unit)
• Interior features: Updated/remodeled interior; Covered deck and porch; Office; Living room with attached deck; Dining space in kitchen; Laminate countertops
• Laundry & utility: Washer/dryer hookups inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $646 ($8k/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 18.2% 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); 164 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 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 182 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: 2.13% ✓
• Cap rate: 18.24%
• Cash-on-cash: 42.66%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 8

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%)	14mo	$18,000	$25	82
107 Village Cir	0.09mi	2/1.0	784 (+9%)	1mo	$94,000	$120	80
123 Village Cir	0.16mi	2/2.0	720 (0%)	10mo	$75,000	$104	80
116 Village Cir	0.12mi	2/1.0	672 (-7%)	9mo	$100,000	$149	76
107 Village Cir #107	0.10mi	2/1.0	784 (+9%)	18mo	$94,900	$121	66
121 Village Cir #121	0.15mi	2/1.0	784 (+9%)	18mo	$94,900	$121	64
186 Village Cir	0.14mi	2/2.0	800 (+11%)	9mo	$75,000	$94	63
93 Village Cir	0.05mi	2/1.5	816 (+13%)	14mo	$68,000	$83	62

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: 36.0%
• Equity multiple: 2.46×
• Total profit: $26,587
• Equity at exit: $9,677

10-year hold

• IRR: 41.1%
• Equity multiple: 4.33×
• Total profit: $60,524
• 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 →

ZIP-level market 95838

• Rents YoY: -2.7%
• Active inventory: 164
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $646

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 48%

Sensitivity live

Price	-10% $691	-5% $668	+0% $646	+5% $624	+10% $601
Rent	-10% $537	-5% $591	+0% $646	+5% $701	+10% $755
Rate	-1.0pp $679	-0.5pp $662	base $646	+0.5pp $629	+1.0pp $612

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
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,150	$1.77	22d	1	0.38mi
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,095	$1.68	9d	1	0.38mi
2125 North Ave Sacramento, CA	1.0	1.0	650	$1,195	$1.84	0d	1	0.38mi
2011 Bell Ave Unit B Sacramento, CA	1.0	1.0	550	$1,045	$1.90	25d	1	0.38mi
2101 Bell Ave Unit 4 Sacramento, CA	1.0	1.0	550	$995	$1.81	21d	1	0.40mi
3721 Balsam St Unit 4 Sacramento, CA	1.0	1.0	450	$1,300	$2.89	3d	1	0.67mi
3707 1/2 Marysville Blvd Sacramento, CA	1.0	1.0	750	$1,395	$1.86	45d	1	0.68mi
1367 Harris Ave Sacramento, CA	2.0	1.0	600	$1,650	$2.75	3d	1	0.76mi
3901 Cypress St Unit 921 Harris Sacramento, CA	2.0	1.0	700	$1,950	$2.79	45d	1	1.24mi
3729 Branch St Unit 1 Sacramento, CA	2.0	1.0	680	$1,300	$1.91	3d	1	1.25mi
1550 Arcade Blvd Unit 12 Sacramento, CA	1.0	1.0	450	$1,100	$2.44	19d	1	1.29mi
3120 Howe Ave Sacramento, CA	1.0	1.0	725	$1,350	$1.86	25d	1	1.44mi
3101 Truax Ct Sacramento, CA	1.0–2.0	1.0	667	$1,495	$2.24	9d	4	1.48mi
2315 Edison Ave #3 Sacramento, CA	1.0	1.0	600	$1,225	$2.04	4d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $64,900 Active 182 DOM
2. 2026-06-18
   days on market $64,900 Active 179 DOM
3. 2026-06-17
   days on market $64,900 Active 178 DOM
4. 2026-06-16
   days on market $64,900 Active 177 DOM
5. 2026-06-15
   days on market $64,900 Active 176 DOM
6. 2026-06-13
   days on market $64,900 Active 174 DOM
7. 2026-06-09
   days on market $64,900 Active 170 DOM
8. 2026-06-08
   days on market $64,900 Active 169 DOM
9. 2026-06-07
   days on market $64,900 Active 168 DOM
10. 2026-06-03
    days on market $64,900 Active 164 DOM
11. 2026-06-02
    days on market $64,900 Active 163 DOM
12. 2026-06-01
    days on market $64,900 Active 162 DOM
13. 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: $16,625
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,888
• Taxable income: $7,144
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $6,037/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: 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

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 · 1,539,646 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: 1834.0

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 0.77)
• 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%

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

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