97 Cantabrook St · Florin, CA 95828

$219,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 33 Days on market

Built 2000 Good condition Est $189k · 16% over $300/mo HOA · 12% of rent

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Why this score? — see what drove the D+ 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 +19.2/30.0
• 1% rule +6.8/10.0
• DSCR +6.1/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0
• ARV discount +0.1/15.0

Listing remarks

Big, bright and sparkling home shows the pride of ownership! This inviting home offers an open and spacious floor plan built in 2000, with 1560 square feet, featuring 3 bedrooms PLUS a den/home office and 2 bathrooms. Located in the desirable Cedarwood Resident Owned Park with NO space rental, for residents 55 years and older. The great room showcases vaulted ceilings and ceiling fans, seamlessly connecting to the kitchen with a dining bar and adjoining living and dining areasperfect for comfortable everyday living and entertaining. The kitchen has an abundance of counter and cabinet space including a large pantry cabinet. Updated luxury vinyl plank flooring (2023) flows throughout the livi

Key facts

• Relaxing soaking tub
• Large pantry cabinet
• Walk-in closet

Tags

• OPEN AND SPACIOUS FLOOR PLAN
• VAULTED CEILINGS
• LARGE PANTRY CABINET
• WALK-IN CLOSET
• RELAXING SOAKING TUB
• WELCOMING PORCH

Property features AI

Finance

• Other: Property is on a land lease
• HOA & community: Mandatory association with monthly fee of $300; Association covers trash, water and other items; Community amenities include pool, clubhouse, RV storage, game room, guest parking; park has interview and pet restrictions

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; 220V outlet in laundry; Underground utilities; Public sewer; Public water (water district); Internet available
• Home design: Manufactured in park (double wide); Built in 2000; Senior community
• Construction: Fleetwood Suncrest manufactured home; Composition roof
• Exterior features: Storage area; Shed(s); Regular shaped lot with landscaped front and back

Interior

• Kitchen: Pantry cabinet; Laminate counters; Free standing gas range / oven; Free standing refrigerator; Hood over range; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (including a master bedroom)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceiling; Dual pane full windows with coverings and screens; Covered and uncovered patio; porch with porch steps; Storage area inside and additional shed(s)
• Laundry & utility: Washer space with dryer included; Laundry located inside (utility room); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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, crime F, amenities 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.
• Zoned schools: Florin Elementary (math 13% / reading 21%, grade F, #1,340 of 1,571 statewide, top 88%, 494 students, 64% FRL); James Rutter Middle (math 17% / reading 32%, grade F, #277 of 498 statewide, top 73%, 847 students, 65% FRL); Florin High (math 27% / reading 46%, grade F, #602 of 1,170 statewide, top 52%, 1,676 students, 60% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Elk Grove Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 215 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.18% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $188,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Cantabrook St	0.00mi	3/2.0	1,560 (0%)	1mo	$220,000	$141	100
134 Gardenia	0.27mi	3/2.0	1,440 (-8%)	1mo	$120,000	$83	74
7430 Bouvais Cir	0.31mi	2/2.0 (-1)	1,536 (-2%)	6mo	$225,000	$146	73
1 Millbrook Cir	0.16mi	2/2.0 (-1)	1,728 (+11%)	1mo	$145,000	$84	69
140 Hibiscus	0.28mi	2/2.0 (-1)	1,680 (+8%)	1mo	$69,500	$41	68
103 Dahlia Ave	0.33mi	3/2.0	1,400 (-10%)	1mo	$89,000	$64	67
66 Millbrook Cir	0.09mi	2/2.0 (-1)	1,344 (-14%)	2mo	$205,000	$153	66
115 Gardenia	0.28mi	2/2.0 (-1)	1,440 (-8%)	5mo	$105,000	$73	64
7406 Pardis Ln	0.28mi	2/2.0 (-1)	1,400 (-10%)	2mo	$170,000	$121	64
7406 Pardis Ln	0.28mi	2/2.0 (-1)	1,400 (-10%)	2mo	$170,000	$121	64
8676 Beauxart Cir	0.33mi	2/2.0 (-1)	1,440 (-8%)	5mo	$322,000	$224	62
12 Pina St	0.39mi	2/2.0 (-1)	1,344 (-14%)	2mo	$75,000	$56	52

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-27,905
• Equity at exit: $32,788

10-year hold

• IRR: -10.6%
• Equity multiple: 0.46×
• Total profit: $-33,394
• Equity at exit: $19,013

Cash invested: $61,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$300
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $238

Break-even live

Break-even rent $2,303

Max offer price $219,900

Occupancy floor 86%

Sensitivity live

Price	-10% $390	-5% $314	+0% $238	+5% $162	+10% $86
Rent	-10% $32	-5% $135	+0% $238	+5% $341	+10% $443
Rate	-1.0pp $348	-0.5pp $294	base $238	+0.5pp $181	+1.0pp $123

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	26d	1	0.36mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	10d	1	0.36mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	4d	1	0.55mi
8620 Tiogawoods Dr Sacramento, CA	3.0	2.0	1137	$2,750	$2.42	10d	1	0.67mi
8807 Spencerport Dr Unit 1 bedroom Sacramento, CA	4.0	2.5	1935	$900	$0.47	46d	1	0.74mi
8019 Pinot Noir Way Sacramento, CA	4.0	2.5	2001	$3,100	$1.55	20d	1	1.43mi
7514 Clear Lake Aly Sacramento, CA	4.0	3.0	2185	$2,900	$1.33	6d	1	1.47mi
7514 Clear Lake Aly Sacramento, CA	4.0	3.0	2185	$2,900	$1.33	17d	1	1.47mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $31,251
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − HOA: −$3,600
• − Depreciation: −$6,397
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,963/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 75/100 Cosmetic rehab

This move-in-ready manufactured home offers a good condition with updated flooring and a desirable location in a resident-owned park.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑

ⓘ 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