54 Calle Margarita · Elk Grove, CA 95624

$135,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 11 Days on market

Est $135k · at est.

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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 +7.6/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in the desirable 55+ community of The Oaks in Elk Grove! This spacious 3-bedroom, 2-bath manufactured home offers a functional layout with generous living areas, abundant natural light, and great potential for comfortable living. Enjoy a welcoming front porch and a convenient location close to shopping, dining, parks, and freeway access. The community features a peaceful setting while still being near all the amenities Elk Grove has to offer. Whether you're looking to downsize or enjoy low-maintenance living in a well-established neighborhood, this property offers excellent value and charm. Don't miss your chance to own in this sought-after community!

Key facts

• Functional layout
• Convenient location
• Peaceful setting

Tags

• FUNCTIONAL LAYOUT
• WELCOMING FRONT PORCH
• CONVENIENT LOCATION
• PEACEFUL SETTING
• LOW MAINTENANCE LIVING
• WELL ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Senior community; Community pool

Exterior

• Home design: Manufactured in park (mobile home); Double wide
• Construction: Living area approximately 1,440; In-ground pool
• Exterior features: Back yard; Level lot

Interior

• Kitchen: Gas range/cooktop; Microwave
• Bedrooms: 3 total rooms (bedroom count not explicitly listed)
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: 2 total bathrooms, both full; Primary bathroom has a tub and double vanity
• Heating & cooling: Heating via fireplace(s); Ceiling fans for cooling
• Interior features: No additional rooms; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 18.8% vs local median 2.8% in Elk Grove — 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 (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living 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.
• Market conditions: Rents flat; 242 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $933 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 + 0.1% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $135,000

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 B-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?
3. 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.
4. 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.
5. 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: 2.07% ✓
• Cap rate: 18.83%
• Cash-on-cash: 44.78%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Calle Arboleda	0.06mi	2/2.0 (-1)	1,440 (0%)	4mo	$125,000	$87	89
62 Calle Margarita	0.07mi	2/2.0 (-1)	1,440 (0%)	6mo	$135,000	$94	86
1 Calle Margarita	0.12mi	2/2.0 (-1)	1,440 (0%)	5mo	$42,500	$30	86
135 Calle Maria	0.17mi	2/2.0 (-1)	1,440 (0%)	4mo	$152,500	$106	84
42 Calle Linda	0.04mi	2/2.0 (-1)	1,536 (+7%)	19mo	$155,000	$101	66
141 Calle Maria Unit B	0.23mi	3/2.0	1,248 (-13%)	8mo	$148,145	$119	60
69 Calle Margarita	0.16mi	2/2.0 (-1)	1,300 (-10%)	20mo	$70,000	$54	55

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.59×
• Total profit: $60,086
• Equity at exit: $20,129

10-year hold

• IRR: 43.8%
• Equity multiple: 4.64×
• Total profit: $137,486
• Equity at exit: $11,672

Cash invested: $37,800 (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 95624

• Rents YoY: 0.1%
• Active inventory: 242
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$708
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $1,411

Break-even live

Break-even rent $1,004

Max offer price $135,000

Occupancy floor 44%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9672 Gage St Elk Grove, CA	2.0	2.0	993	$1,850	$1.86	44d	1	0.91mi
8212 Shannon Oak Ln Elk Grove, CA	3.0	2.5	1351	$2,600	$1.92	44d	1	1.06mi
9270 Emerald Crest Dr Elk Grove, CA	3.0	2.0	1454	$2,550	$1.75	4d	1	1.07mi
9567 S Coast Ln Elk Grove, CA	2.0	2.5	1265	$2,300	$1.82	4d	1	1.13mi
9262 Terra Linda Dr Elk Grove, CA	3.0	2.0	1080	$2,500	$2.31	12d	1	1.14mi
9534 Sunlight Ln Elk Grove, CA	3.0	2.0	1427	$2,650	$1.86	18d	1	1.16mi
8709 Sangria Ct Elk Grove, CA	3.0	2.0	1080	$2,650	$2.45	18d	1	1.17mi
8947 Rancho Grande Ct Unit 8947 Elk Grove, CA	2.0	2.0	980	$1,895	$1.93	4d	1	1.18mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	8d	1	1.18mi
9428 Plainoak Way Elk Grove, CA	3.0	2.0	1232	$2,745	$2.23	8d	1	1.19mi
8960 Laguna Vista Ct Elk Grove, CA	2.0	2.0	950	$2,150	$2.26	8d	1	1.22mi
9101 Vernetta Way Elk Grove, CA	3.0	1.5	1080	$2,450	$2.27	8d	1	1.26mi
4917 Aizenberg Cir Elk Grove, CA	3.0	2.0	1468	$2,500	$1.70	44d	1	1.26mi
10087 Emerald Grove Dr Elk Grove, CA	3.0	2.0	1354	$2,575	$1.90	44d	1	1.30mi
9101 Yount Ct Elk Grove, CA	3.0	2.0	1664	$5,500	$3.31	3d	1	1.32mi
9243 Elk Grove Florin Rd Unit 104 Elk Grove, CA	2.0	2.0	1030	$2,275	$2.21	44d	1	1.39mi
9241 Elk Grove Florin Rd Unit 220 Elk Grove, CA	2.0	2.0	1030	$2,195	$2.13	8d	1	1.39mi
8120 Crystal Walk Cir Elk Grove, CA	2.0	2.0	1163	$2,195	$1.89	44d	1	1.46mi
8144 Crystal Walk Cir Elk Grove, CA	4.0	2.5	1727	$2,599	$1.50	12d	1	1.48mi
8464 Crystal Walk Cir Elk Grove, CA	4.0	2.5	1727	$2,595	$1.50	3d	1	1.49mi

Listing history 9 events

1. 2026-06-10
   status $135,000 Pending 11 DOM
2. 2026-06-09
   days on market $135,000 Active 11 DOM
3. 2026-06-08
   days on market $135,000 Active 10 DOM
4. 2026-06-07
   days on market $135,000 Active 9 DOM
5. 2026-06-05
   days on market $135,000 Active 6 DOM
6. 2026-06-03
   days on market $135,000 Active 5 DOM
7. 2026-06-02
   days on market $135,000 Active 4 DOM
8. 2026-06-01
   days on market $135,000 Active 3 DOM
9. 2026-05-31
   days on market $135,000 Active 2 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: $344 · $29/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$682/yr (+$57/mo · 198.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,468
• − Mortgage interest: −$7,562
• − Property taxes: −$344
• − Insurance: −$675
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$3,927
• Taxable income: $15,606
• Est. tax owed @ 24.0%: −$3,745
• After-tax cash flow: $13,181/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: 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 — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 67,630
• Household income: $125,332
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1160.0

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: White 37% Asian 28% Hispanic / Latino 17% Two or more races 14% Black 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2% Russian 1%
• Foreign-born: 25% · Vietnam, Canada, China
• Languages at home: 66% English-only · Other Indo-European 7% Spanish 6% Vietnamese 6%

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: ▼ -416.87%
• Current HPI: 308.8294
• Rent YoY: ▲ 0.13%
• 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

Price history

1 event — show timeline

• 2026-05-29 Listed $135,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-1.0%/yr

Latest (2025): $344 · -6.5% YoY. Source: county tax records.