417 Westacre Rd #46 · West Sacramento, CA 95691

$40,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 40 Days on market

Built 1978

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

417 Westacre Rd #46, is a beautifully maintained mobile home nestled in one of West Sacramento's most beautiful 55+ adult communities. This is one of the most affordable and compelling paths to homeownership in greater Sacramento. Whether you're downsizing, simplifying, or planting roots in a welcoming community, this home delivers comfort, value, and location in one package. Major updates are already done and documented: new roof installed in 2024, brand new carpet laid in May 2026, fresh interior paint completed in April 2026, a thorough deep clean, all known general maintenance items addressed, and a newer furnace already in place. This is truly a move-in-ready home with nothing left on

Key facts

• Newer furnace
• New carpet
• In unit laundry

Tags

• NEW ROOF
• NEW CARPET
• FRESH INTERIOR PAINT
• NEWER FURNACE
• MOVE IN READY
• IN UNIT LAUNDRY

Property features AI

Finance

• Other: Located at 417 Westacre Rd #46, West Sacramento, CA 95691; Close to Michigan Blvd; unit within a park community
• Financial info: Land lease: No (listed land lease amount present)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached parking; Guest parking available (total 2 spaces)
• Utilities: Public water; Public sewer; Cable available; Internet available; Natural gas connected; 220V in kitchen and laundry; Electric water heater
• Home design: Manufactured in park (single wide); Built in 1978
• Construction: Aluminum skirting; Elastomeric roof; Manufacturer: Homette
• Exterior features: Patio awning; Carport awning; Porch awning; Close to clubhouse

Interior

• Kitchen: Double oven; Electric cooktop; Hood over range; Dishwasher; Disposal; Pantry cabinet; Breakfast area
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom with tub and shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Covered deck and covered patio; Window screens; Storage area / shed; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 151 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 5.79% ✓
• Cap rate: 52.88%
• Cash-on-cash: 166.40%
• DSCR: 8.40
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.02×
• Total profit: $89,865
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 18.44×
• Total profit: $195,319
• Equity at exit: $3,458

Cash invested: $11,200 (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 95691

• Home prices YoY: -35.0%
• Rents YoY: 1.9%
• Active inventory: 151
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,553

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,581	-5% $1,567	+0% $1,553	+5% $1,539	+10% $1,525
Rent	-10% $1,370	-5% $1,462	+0% $1,553	+5% $1,645	+10% $1,736
Rate	-1.0pp $1,573	-0.5pp $1,563	base $1,553	+0.5pp $1,543	+1.0pp $1,532

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 5th St West Sacramento, CA	2.0	1.0–2.0	878	$10,000	$11.38	2d	15	0.85mi
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,597	$2.97	4d	22	0.95mi
1451 3rd St Sacramento, CA	3.0	1.0–2.5	1044	$2,717	$2.60	5d	1	1.39mi
1900 3rd St Sacramento, CA	2.0	1.0–2.0	687	$2,999	$4.36	44d	1	1.41mi
305 U St #100 Sacramento, CA	1.0	1.0	500	$1,400	$2.80	44d	1	1.48mi
2115 3rd St Sacramento, CA	1.0	1.0	700	$1,800	$2.57	44d	1	1.49mi

Listing history 14 events

1. 2026-06-19
   days on market $40,000 Active 40 DOM
2. 2026-06-18
   days on market $40,000 Active 39 DOM
3. 2026-06-17
   days on market $40,000 Active 38 DOM
4. 2026-06-16
   days on market $40,000 Active 37 DOM
5. 2026-06-15
   days on market $40,000 Active 36 DOM
6. 2026-06-14
   days on market $40,000 Active 34 DOM
7. 2026-06-12
   days on market $40,000 Active 33 DOM
8. 2026-06-09
   days on market $40,000 Active 30 DOM
9. 2026-06-08
   days on market $40,000 Active 29 DOM
10. 2026-06-07
    days on market $40,000 Active 28 DOM
11. 2026-06-07
    days on market $40,000 Active 27 DOM
12. 2026-06-04
    days on market $40,000 Active 24 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $40,000 Active 23 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 5/10 Major 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $27,790
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$1,164
• Taxable income: $19,139
• Est. tax owed @ 24.0%: −$4,593
• After-tax cash flow: $14,043/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 40,143
• Household income: $104,750
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1109.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 29% Two or more races 17% Asian 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 69% English-only · Spanish 15% Other Indo-European 6% Russian/Polish/Slavic 3%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.47%
• Current HPI: 316.9399
• Rent YoY: ▲ 1.87%
• 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