6922 Sundown · Sacramento, CA 95823

$145,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 21 Days on market

Built 2003 Est $138k · 5% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.2/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6922 Sundown Dr in Sacramento! Located inside Southgate Mobile Estates, this well-built Fleetwood Homes manufactured home is move-in ready and packed with recent upgrades, including newer central HVAC, a newer water heater, fresh interior paint, and stylish new flooring throughout. The functional layout offers comfortable everyday living with a bright and inviting feel from the moment you walk in. Designed for low-maintenance living, this home is perfect for buyers looking for convenience, affordability, and comfort all in one. Enjoy an affordable Sacramento lifestyle with community amenities and convenient access to shopping, dining, parks, and freeway access nearby!

Key facts

• Stylish new flooring
• Newer central hvac
• Community amenities

Tags

• NEWER CENTRAL HVAC
• NEWER WATER HEATER
• FRESH INTERIOR PAINT
• STYLISH NEW FLOORING
• COMMUNITY AMENITIES
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Located in Sacramento, CA 95823; Cross street: Florin Rd
• HOA & community: No homeowners association; Not a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Covered parking
• Utilities: Gas plumbed; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured home in a park; Double-wide; Built in 2003
• Construction: Wood skirting; Fleetwood manufacturer; Waterford Series model
• Exterior features: Backyard; Fenced yard; Regular-shaped lot; Shingle/composition roof

Interior

• Kitchen: Free-standing gas range; Dishwasher; Pantry closet; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Dual-pane full windows; Porch steps; Pantry closet; Laminate countertops; Dining and family room combined; Living room with flexible/other features
• Laundry & utility: Indoor laundry room; Electric hook-up; Gas hook-up; 220V in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: schools D+, crime F, cost of living F.
• 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 flat; 181 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 39% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.22%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $138,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6882 N Tranquility Dr	0.16mi	3/2.0	1,248 (+4%)	2mo	$85,000	$68	84
3317 Turnbridge Dr	0.19mi	3/2.0	1,152 (-4%)	5mo	$120,000	$104	80
6994 Devotion Ln	0.18mi	2/2.0 (-1)	1,155 (-4%)	15mo	$140,000	$121	68
154 Cooper Ave	0.49mi	2/2.0 (-1)	1,200 (0%)	10mo	$139,000	$116	64
1 Bentley Ave	0.51mi	2/2.0 (-1)	1,258 (+5%)	7mo	$145,000	$115	57

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.60×
• Total profit: $24,417
• Equity at exit: $21,620

10-year hold

• IRR: 22.0%
• Equity multiple: 2.63×
• Total profit: $66,377
• Equity at exit: $12,537

Cash invested: $40,600 (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 95823

• Rents YoY: 0.0%
• Active inventory: 181
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$760
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $853

Break-even live

Break-even rent $1,113

Max offer price $145,000

Occupancy floor 56%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	2d	1	0.35mi
7400 Loma Verde Way Unit 1 Sacramento, CA	2.0	1.0	860	$2,100	$2.44	2d	1	0.63mi
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	23d	1	0.68mi
3912 49th Ave Apt 10 Sacramento, CA	2.0	1.0	811	$1,895	$2.34	43d	1	0.72mi
3912 49th Ave Unit 9 Sacramento, CA	2.0	1.0	811	$1,795	$2.21	43d	1	0.72mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	43d	1	0.74mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	17d	1	0.84mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	43d	1	0.92mi
7051 Bowling Dr Sacramento, CA	1.0–2.0	1.0–1.5	716	$1,445	$2.02	2d	5	0.94mi
74 La Fresa Ct #3 Sacramento, CA	2.0	1.0	840	$1,950	$2.32	43d	1	0.98mi
6739 Ferrier Ct Sacramento, CA	3.0	2.0	1106	$2,325	$2.10	23d	1	1.00mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	43d	1	1.01mi
6315 Ventura St Sacramento, CA	2.0	1.0	1000	$2,000	$2.00	43d	1	1.01mi
7408 Franklin Blvd #2 Sacramento, CA	2.0	1.0	840	$1,300	$1.55	21d	1	1.03mi
6310 Ventura St Sacramento, CA	2.0	1.0	1000	$2,000	$2.00	43d	1	1.04mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,768	$2.26	43d	1	1.13mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	7d	1	1.14mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	2d	1	1.15mi
2777 Meadowview Rd Unit 2781 Sacramento, CA	2.0	2.0	800	$1,295	$1.62	21d	1	1.15mi
2081 Wakefield Way Sacramento, CA	3.0	2.0	1409	$2,500	$1.77	19d	1	1.17mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	43d	1	1.21mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	43d	1	1.21mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	43d	1	1.22mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	20d	1	1.22mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	17d	1	1.22mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	43d	1	1.29mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	43d	7	1.29mi
7638 24th St Sacramento, CA	2.0	1.0	976	$1,900	$1.95	43d	1	1.36mi
6017 40th St Sacramento, CA	2.0	2.0	1487	$1,700	$1.14	7d	1	1.40mi
7462 21st St Sacramento, CA	2.0	1.0	900	$1,775	$1.97	1d	1	1.43mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	7d	1	1.48mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	23d	1	1.48mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	7d	1	1.49mi
2620 Fernandez Dr Sacramento, CA	3.0	2.0	1405	$2,495	$1.78	23d	1	1.50mi

Listing history 9 events

1. 2026-06-10
   status $145,000 Pending 21 DOM
2. 2026-06-09
   days on market $145,000 Active 21 DOM
3. 2026-06-08
   days on market $145,000 Active 20 DOM
4. 2026-06-07
   days on market $145,000 Active 19 DOM
5. 2026-06-05
   days on market $145,000 Active 16 DOM
6. 2026-06-03
   days on market $145,000 Active 15 DOM
7. 2026-06-02
   days on market $145,000 Active 14 DOM
8. 2026-06-01
   days on market $145,000 Active 13 DOM
9. 2026-05-31
   days on market $145,000 Active 12 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $700 · $58/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$402/yr (+$34/mo · 57.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,314
• − Mortgage interest: −$8,122
• − Property taxes: −$700
• − Insurance: −$725
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$4,218
• Taxable income: $8,338
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $8,237/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 — 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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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

+0.4%/yr

Latest (2025): $700 · -5.3% YoY. Source: county tax records.