7831 Whispering Palms Dr · Florin, CA 95828

$39,900

1 bd · 1.0 ba · 720 sqft · Manufactured · 157 Days on market

Built 1971 $55/sqft · 23% below area Est $52k · 23% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

PREVIOUSLY UPDATED & RENOVATED SINGLE WIDE MOBILE HOME IN HOLIDAY MOBILE VILLAGE SR. COMMUNITY FOR 55+ . . 1 BEDROOM, 1 BATH, CUTE & COZY !!! PREVIOUS UPDATES & NEWER ITEMS INCLUDED: LAMINATE FLOORS, KITCHEN APPLIANCES, GRANITE LOOKING COUNTER TOPS, LIGHT FIXTURES, BATHROOM VANITY, DUAL PANE WINDOWS, FRONT & BACK PORCH STEPS, INT. & EXT PAINT, TEXTURED WALLS, NEWER DRIVEWAY, OUTSIDE STORAGE SHED & MORE. . CLUBHOUSE W/ POOL & CLOSE TO TRANSPORTATION.

Key facts

• Kitchen appliances
• Laminate floors
• Bathroom vanity

Tags

• RENOVATED MOBILE HOME
• LAMINATE FLOORS
• KITCHEN APPLIANCES
• GRANITE LOOKING COUNTER TOPS
• LIGHT FIXTURES
• BATHROOM VANITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/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: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.9% 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 soft (-0.2%/yr); 212 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 4.10% ✓
• Cap rate: 36.88%
• Cash-on-cash: 109.25%
• DSCR: 5.86
• GRM: 2.0

CMA / ARV

• ARV (median comp): $52,071
• List price: $39,900
• Delta: -23.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7706 Whispering Palms Dr	0.19mi	2/2.0 (+1)	720 (0%)	8mo	$58,000	$81	76
7755 Whispering Palms Dr	0.09mi	1/1.0	660 (-8%)	20mo	$57,500	$87	65
7557 Huckleberry #59	0.47mi	1/1.0	720 (0%)	22mo	$70,000	$97	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.79×
• Total profit: $53,545
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 10.99×
• Total profit: $111,609
• Equity at exit: $3,450

Cash invested: $11,172 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $1,017

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 33%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6465 Village Center Dr Sacramento, CA	1.0–2.0	1.0	629	$1,344	$2.14	2d	9	0.44mi
6633 Valley Hi Dr Sacramento, CA	1.0	1.0	500	$1,600	$3.20	19d	1	0.64mi
6633 Valley Hi Dr Sacramento, CA	1.0	1.0	500	$1,511	$3.02	3d	1	0.64mi
6808 Wyndham Dr Sacramento, CA	2.0	1.0–2.0	742	$1,738	$2.34	1d	7	0.79mi
7474 La Mancha Way Sacramento, CA	1.0	1.0	676	$1,550	$2.29	7d	2	0.85mi
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,750	$2.40	1d	5	0.87mi
7826 Center Pkwy Sacramento, CA	1.0–2.0	1.0–2.0	737	$1,400	$1.90	43d	1	0.89mi
5152 Mack Rd Sacramento, CA	1.0	1.0	597	$1,603	$2.69	4d	1	1.01mi
5152 Mack Rd Sacramento, CA	1.0	1.0	597	$1,525	$2.55	23d	1	1.01mi
7337 Power Inn Rd Sacramento, CA	2.0	1.0	663	$1,775	$2.68	23d	3	1.11mi
6921 Lewiston Way Sacramento, CA	1.0	1.0	569	$1,495	$2.63	3d	5	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $39,900 Active 157 DOM
2. 2026-06-17
   days on market $39,900 Active 156 DOM
3. 2026-06-16
   days on market $39,900 Active 155 DOM
4. 2026-06-15
   days on market $39,900 Active 154 DOM
5. 2026-06-13
   days on market $39,900 Active 152 DOM
6. 2026-06-13
   days on market $39,900 Active 151 DOM
7. 2026-06-09
   days on market $39,900 Active 148 DOM
8. 2026-06-08
   days on market $39,900 Active 147 DOM
9. 2026-06-07
   days on market $39,900 Active 146 DOM
10. 2026-06-05
    days on market $39,900 Active 143 DOM
11. 2026-06-03
    days on market $39,900 Active 142 DOM
12. 2026-06-02
    days on market $39,900 Active 141 DOM
13. 2026-06-01
    days on market $39,900 Active 140 DOM
14. 2026-05-31
    days on market $39,900 Active 139 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 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: $19,639
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$1,161
• Taxable income: $12,303
• Est. tax owed @ 24.0%: −$2,953
• After-tax cash flow: $9,253/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 — 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): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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