6435 Orange Ave Unit A8 · Florin, CA 95823

$90,000

3 bd · 1.0 ba · 800 sqft · Manufactured · 99 Days on market

Built 1959 Good condition $112/sqft · 91% above area

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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
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3 bedroom, 1 bathroom home located in the desirable El Dorado Mobile Home Park in South Sacramento. This move-in ready home features a modernized interior with stylish upgrades throughout, including updated flooring, recessed lighting, and a remodeled kitchen complete with sleek cabinetry, stainless steel appliances, and contemporary tile backsplash. The open living area creates a comfortable space for relaxing or entertaining, while the updated bathroom and spacious bedrooms provide functionality and comfort. Outside, enjoy the covered entry and private patio area perfect for outdoor seating or additional storage. Residents of El Dorado Mobile Home Park

Key facts

• Remodeled kitchen
• Sleek cabinetry
• Updated flooring

Tags

• UPDATED FLOORING
• RECESSED LIGHTING
• REMODELED KITCHEN
• SLEEK CABINETRY
• STAINLESS STEEL APPLIANCES
• CONTEMPORARY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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, schools D-, crime 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; 181 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 36% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.57%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $47,000
• List price: $90,000
• Delta: 91.49%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7552 Red Bud Ln	0.71mi	3/2.0	900 (+12%)	2mo	$47,000	$52	41
7706 Whispering Palms Dr	0.70mi	2/2.0 (-1)	720 (-10%)	8mo	$58,000	$81	35

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: 39.3%
• Equity multiple: 2.61×
• Total profit: $40,575
• Equity at exit: $13,419

10-year hold

• IRR: 44.2%
• Equity multiple: 4.63×
• Total profit: $91,437
• Equity at exit: $7,782

Cash invested: $25,200 (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 95823

• Rents YoY: 0.0%
• Active inventory: 181
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $957

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 47%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	43d	1	0.37mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	43d	1	0.46mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	7d	4	0.54mi
7614 Par Pkwy Sacramento, CA	2.0	1.0	850	$1,750	$2.06	43d	1	0.90mi
6465 Village Center Dr Sacramento, CA	1.0–2.0	1.0	629	$1,670	$2.65	2d	9	0.94mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	0.98mi
5545 Sky Pkwy Sacramento, CA	1.0–2.0	1.0	716	$1,630	$2.28	17d	7	0.98mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	43d	1	1.05mi
7337 Power Inn Rd Sacramento, CA	2.0	1.0	663	$1,775	$2.68	23d	3	1.08mi
5500 Mack Rd Sacramento, CA	2.0	1.0–2.0	856	$1,603	$1.87	7d	1	1.21mi
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,950	$2.67	1d	5	1.22mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	2d	1	1.25mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	7d	1	1.25mi
6633 Valley Hi Dr Sacramento, CA	2.0	2.0	809	$1,889	$2.33	3d	1	1.26mi
7826 Center Pkwy Sacramento, CA	1.0–2.0	1.0–2.0	737	$1,795	$2.43	43d	1	1.28mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,891	$2.36	20d	1	1.29mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,731	$2.16	17d	1	1.29mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	43d	1	1.30mi
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	19d	1	1.30mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	43d	2	1.33mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	12d	1	1.41mi
7605 Franklin Blvd Sacramento, CA	2.0	1.0	824	$1,645	$2.00	2d	1	1.42mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	43d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 99 DOM
2. 2026-06-17
   days on market $90,000 Active 98 DOM
3. 2026-06-16
   days on market $90,000 Active 97 DOM
4. 2026-06-15
   days on market $90,000 Active 96 DOM
5. 2026-06-13
   days on market $90,000 Active 94 DOM
6. 2026-06-13
   days on market $90,000 Active 93 DOM
7. 2026-06-09
   days on market $90,000 Active 90 DOM
8. 2026-06-08
   days on market $90,000 Active 89 DOM
9. 2026-06-07
   days on market $90,000 Active 88 DOM
10. 2026-06-05
    days on market $90,000 Active 85 DOM
11. 2026-06-03
    days on market $90,000 Active 84 DOM
12. 2026-06-02
    days on market $90,000 Active 83 DOM
13. 2026-06-01
    days on market $90,000 Active 82 DOM
14. 2026-05-31
    days on market $90,000 Active 81 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 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: $23,983
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$2,618
• Taxable income: $10,687
• Est. tax owed @ 24.0%: −$2,565
• After-tax cash flow: $8,919/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 · 7 photos

Good 80/100 Cosmetic rehab

This move-in ready home in El Dorado Mobile Home Park features modernized interiors and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping and curb appeal improvements — Improves the home's aesthetic and can increase both resale and rental value.
• Both Add a small outdoor storage shed — Provides additional storage and enhances the patio area, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — Improves the home's aesthetic and can increase both resale and rental value. ↑
• Both Add a small outdoor storage shed — Provides additional storage and enhances the patio area, increasing both resale and rental value. ↑

ⓘ 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): 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