4215 Floral Dr #59 · Sacramento, CA 95834

$155,000

2 bd · 2.0 ba · 1,230 sqft · Manufactured · 30 Days on market

Built 2005

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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 +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and arguably one of the best homes and lots in the park, this 2005 Fleetwood home offers comfort, style, and privacy in the desirable 55+ community of Stadium Club Estates. Tucked away on a quiet cul-de-sac, the spacious lot features added privacy, a generous driveway, and covered parking. Inside, the home has been extensively updated and does not feel like a typical manufactured home. Recent improvements include updated cabinetry, quartz countertops, luxury vinyl plank flooring, modern appliances, and fresh interior and exterior paint. Major system upgrades provide additional peace of mind, with the HVAC system, roof, and water heater all replaced within the last few ye

Key facts

• Quartz countertops
• Covered parking
• Modern appliances

Tags

• UPDATED CABINETRY
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• MODERN APPLIANCES
• COVERED PARKING
• MAJOR SYSTEM UPGRADES

Property features AI

Finance

• Other: Directions: From Arbor Drive turn on Floral Drive and head to the end of the cul-de-sac; home is on the left next to two cul-de-sac parking spaces.
• Financial info: Land lease: No (listed land lease amount present but land lease set to No)
• HOA & community: No HOA/association; Senior community

Exterior

• Parking: Off-street parking; Covered parking
• Utilities: Public water; Public sewer; 220 volts in kitchen
• Home design: Manufactured in park, double wide; Updated/remodeled; Built in 2005
• Construction: Composition roof; Fleetwood make; Skirt: Other
• Exterior features: Carport awning; Storage area; Shed(s); Auto sprinkler front & rear; Located on a cul-de-sac

Interior

• Kitchen: Breakfast area with island; Dishwasher; Disposal; Microwave; Plumbed for ice maker; Free-standing electric oven; Free-standing electric range; Gas water heater
• Bedrooms: 2 bedrooms (possible 3rd bedroom)
• Bathrooms: 2 full bathrooms; Double sinks; Skylight/solar tube; Tub; Tub with shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Cathedral ceiling; Accessible approach with ramp; Porch with ramp; Porch
• Laundry & utility: Washer and dryer included; Electric hookup; Laundry sink; 220 volts in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Witter Ranch Elementary (597 students, 58% FRL); Natomas Middle (662 students, 65% FRL); Inderkum High (math 39% / reading 66%, grade C-, #289 of 1,170 statewide, top 25%, 2,266 students, 39% FRL).
• Market conditions: Rents flat; 146 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 0.8% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $99,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4229 Bouquet Way	0.10mi	2/2.0	1,248 (+2%)	4mo	$47,500	$38	90
4876 Brookdale	0.05mi	2/2.0	1,176 (-4%)	1mo	$114,000	$97	89
4901 Gardendell Rd #84	0.03mi	2/2.0	1,344 (+9%)	5mo	$119,000	$89	79
4911 Brookdale Dr #144	0.09mi	2/2.0	1,152 (-6%)	8mo	$63,000	$55	79
4916 Brookdale Dr #130	0.10mi	2/2.0	1,344 (+9%)	2mo	$40,000	$30	78
4219 Bouquet Way #115	0.09mi	2/2.0	1,200 (-2%)	19mo	$56,500	$47	76
4223 Bouquet Way #113	0.10mi	2/2.0	1,196 (-3%)	18mo	$139,900	$117	76
4206 Brookside Dr #28	0.09mi	2/2.0	1,080 (-12%)	3mo	$87,000	$81	73
4916 Arbor Dr #10	0.11mi	2/2.0	1,272 (+3%)	20mo	$93,000	$73	72
4211 Bouquet Way	0.08mi	2/2.0	1,300 (+6%)	23mo	$117,500	$90	68
4215 Atrium Way #102	0.05mi	2/2.0	1,344 (+9%)	22mo	$120,000	$89	64
4872 Brookdale #163	0.04mi	2/2.0	1,400 (+14%)	16mo	$110,000	$79	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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.57×
• Total profit: $24,638
• Equity at exit: $23,111

10-year hold

• IRR: 21.6%
• Equity multiple: 2.66×
• Total profit: $71,927
• Equity at exit: $13,402

Cash invested: $43,400 (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 95834

• Home prices YoY: -13.2%
• Rents YoY: 0.8%
• Active inventory: 146
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$813
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $862

Break-even live

Break-even rent $1,315

Max offer price $155,000

Occupancy floor 59%

Sensitivity live

Price	-10% $950	-5% $906	+0% $862	+5% $818	+10% $774
Rent	-10% $672	-5% $767	+0% $862	+5% $957	+10% $1,052
Rate	-1.0pp $940	-0.5pp $901	base $862	+0.5pp $822	+1.0pp $781

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Arena Blvd Sacramento, CA	1.0–3.0	1.0–2.5	952	$2,300	$2.42	0d	1	0.17mi
4450 El Centro Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$2,334	$2.59	0d	11	0.58mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	45d	1	0.68mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	0d	1	0.72mi
4200 E Commerce Way #1012 Sacramento, CA	2.0	2.0	958	$1,795	$1.87	45d	1	0.76mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	6d	2	0.78mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	0d	3	0.78mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$2,675	$2.85	0d	20	0.83mi
3635 Poppy Hill Way Sacramento, CA	3.0	2.0	1441	$2,895	$2.01	25d	1	0.84mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	4d	3	0.90mi
3610 Duckhorn Dr Sacramento, CA	1.0–3.0	1.0–2.0	927	$2,615	$2.82	0d	29	0.91mi
4800 Westlake Pkwy #3008 Sacramento, CA	2.0	2.0	1304	$2,250	$1.73	45d	1	0.93mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	834	$2,920	$3.50	0d	20	1.00mi
3900 E Commerce Way Sacramento, CA	3.0	2.0	1311	$2,600	$1.98	45d	1	1.01mi
3547 Jumilla Way Sacramento, CA	3.0	2.0	1323	$2,650	$2.00	14d	1	1.02mi
3761 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$3,231	$3.74	4d	29	1.04mi
2201 Arena Blvd Sacramento, CA	1.0–2.0	1.0–2.0	1015	$2,752	$2.71	0d	15	1.18mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$2,922	$2.38	0d	24	1.25mi
4101 Innovator Dr Sacramento, CA	1.0–2.0	1.0–2.0	950	$2,730	$2.87	0d	10	1.30mi
3351 Duckhorn Dr Sacramento, CA	1.0	1.0	981	$1,988	$2.03	0d	8	1.35mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,924	$2.63	0d	14	1.37mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,990	$3.47	0d	20	1.39mi
4000 Innovator Dr Sacramento, CA	2.0–4.0	2.0–3.0	1403	$2,295	$1.64	17d	1	1.45mi
3065 Touchman St Sacramento, CA	3.0	2.5	1473	$2,395	$1.63	22d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $155,000 Active 30 DOM
2. 2026-06-18
   days on market $155,000 Active 27 DOM
3. 2026-06-17
   days on market $155,000 Active 26 DOM
4. 2026-06-16
   days on market $155,000 Active 25 DOM
5. 2026-06-15
   days on market $155,000 Active 24 DOM
6. 2026-06-13
   days on market $155,000 Active 22 DOM
7. 2026-06-13
   days on market $155,000 Active 21 DOM
8. 2026-06-09
   days on market $155,000 Active 18 DOM
9. 2026-06-08
   days on market $155,000 Active 17 DOM
10. 2026-06-07
    days on market $155,000 Active 16 DOM
11. 2026-06-05
    days on market $155,000 Active 13 DOM
12. 2026-06-03
    days on market $155,000 Active 12 DOM
13. 2026-06-02
    days on market $155,000 Active 11 DOM
14. 2026-06-01
    days on market $155,000 Active 10 DOM
15. 2026-05-31
    days on market $155,000 Active 9 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: $437 · $36/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$741/yr (+$62/mo · 169.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A99 · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,877
• − Mortgage interest: −$8,682
• − Property taxes: −$437
• − Insurance: −$2,278
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$4,509
• Taxable income: $8,351
• Est. tax owed @ 24.0%: −$2,004
• After-tax cash flow: $8,340/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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): 36,245
• Household income: $101,260
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1444.0

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 0.78)
• Race & ethnicity: Asian 29% Hispanic / Latino 28% White 19% Two or more races 16% Black 15% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Subsaharan African 1% Russian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 15% Other Indo-European 14% Other Asian/Pacific 3%

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: ▼ -45.12%
• Current HPI: 295.8305
• Rent YoY: ▲ 0.82%
• 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

-2.8%/yr

Latest (2025): $437 · -10.6% YoY. Source: county tax records.