472 Oleander View Way · Rancho Cordova, CA 95670

$111,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 20 Days on market

Built 1981 Est $119k · 7% 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 +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 472 Oleander View Way a beautifully cared-for 2-bedroom, 2-bath home nestled in Rancho Cordova's highly sought-after 55+ Mobil Country Club community. This home sits on one of the largest lots in the park, offering the kind of outdoor space that's hard to find, perfect for gardening, relaxing with a good book, or letting your pets stretch their legs. The home has been thoughtfully updated for comfort and peace of mind: double-pane windows, newer flooring, a newer water heater, upgraded bathrooms, newer appliances, and modern pull-down blinds. You'll feel the pride of ownership the moment you walk in everything is ready for you to move in and start enjoying life. At Mobil Country

Key facts

• Newer flooring
• Newer appliances
• Newer water heater

Tags

• OUTDOOR SPACE
• DOUBLE-PANE WINDOWS
• NEWER FLOORING
• NEWER WATER HEATER
• UPGRADED BATHROOMS
• NEWER APPLIANCES

Property features AI

Finance

• Other: Property address: 472 Oleander View Way, Rancho Cordova, CA 95670; Directions: From Hwy 50, take Sunrise Blvd south, turn right on Zinfandel Dr, then right at the clubhouse. Left at Heritage Glen, Right on Oleander View Way.
• Financial info: Land lease amount listed ($1,093) — not a land lease property
• HOA & community: No association; Located in a senior community; No land lease

Exterior

• Parking: Attached parking; Guest parking available
• Utilities: Cable available; Gas plumbed; 220V outlet in laundry; Public sewer; Public water
• Home design: Manufactured home in park; Double-wide; Single-story (manufactured); Built in 1981
• Construction: Composition roof; Metal skirting; Manufacturer: Champion
• Exterior features: Backyard; Irregular-shaped lot; Garden; Adjacent to greenbelt

Interior

• Kitchen: Free standing refrigerator; Built-in gas oven; Built-in gas range; Hood over range; Dishwasher; Disposal; Microwave; Pantry cabinet; Wood counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central air conditioning; Wall furnace heating
• Interior features: Partially furnished; Covered deck with rail and porch steps; Deck attached to living room; Pantry cabinet and wood countertops in kitchen; Dining area with skylight and space in kitchen; Pets allowed
• Laundry & utility: Washer and dryer included; Laundry inside the home in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $111k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $109k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 223 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $767 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 + 0.9% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,335 (1.5% below list)

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. Crime grade is D 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?
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: 1.84% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.27%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $119,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Royal Wood Ln	0.17mi	2/2.0	1,095 (+4%)	3mo	$140,000	$128	83
290 Sunny Hills Dr #290	0.07mi	2/2.0	960 (-9%)	0mo	$108,000	$113	82
66 Pineacre Ln	0.30mi	2/2.0	1,080 (+2%)	8mo	$126,900	$118	75
27 Golden Inn Way	0.22mi	2/2.0	960 (-9%)	1mo	$58,000	$60	74
259 Rocky Hills Ln	0.16mi	2/1.0	990 (-6%)	6mo	$94,900	$96	73
146 Gumtree Dr	0.32mi	2/2.0	1,100 (+4%)	10mo	$126,000	$115	70
311 Sunny Hills Dr	0.13mi	2/2.0	1,200 (+14%)	5mo	$99,900	$83	67
86 Wilderness Rd	0.30mi	3/2.0 (+1)	1,029 (-3%)	12mo	$121,000	$118	66
191 Whispering Pines Dr	0.26mi	2/2.0	1,152 (+9%)	8mo	$65,000	$56	66
1 Nobel Crest Ln	0.22mi	2/2.0	960 (-9%)	14mo	$120,000	$125	63
172 Rolling River Ln	0.39mi	2/2.0	1,160 (+10%)	10mo	$105,000	$91	57
55 Sheri Ridge Way	0.29mi	2/2.0	1,212 (+15%)	8mo	$129,900	$107	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.26×
• Total profit: $39,210
• Equity at exit: $16,550

10-year hold

• IRR: 37.0%
• Equity multiple: 4.10×
• Total profit: $96,469
• Equity at exit: $9,597

Cash invested: $31,080 (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 95670

• Rents YoY: 0.9%
• Active inventory: 223
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$582
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $965

Break-even live

Break-even rent $826

Max offer price $111,000

Occupancy floor 48%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11260 Point East Dr Rancho Cordova, CA	1.0–2.0	1.0	615	$1,985	$3.23	2d	29	0.34mi
2437 Rashawn Dr Rancho Cordova, CA	2.0	1.0	970	$1,900	$1.96	8d	1	0.46mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,225	$2.63	2d	1	0.48mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,230	$2.63	20d	9	0.48mi
2220 Cemo Cir Gold River, CA	2.0–3.0	2.0	1203	$2,499	$2.08	2d	7	0.53mi
11150 Trinity River Dr Rancho Cordova, CA	2.0–3.0	2.0	1091	$1,850	$1.69	44d	2	0.54mi
11070 Hirschfeld Way Rancho Cordova, CA	1.0–2.0	1.0	800	$1,880	$2.35	3d	4	0.54mi
11150 Trinity River Dr #79 Rancho Cordova, CA	2.0	1.0	941	$1,980	$2.10	24d	1	0.58mi
11112 Congo River Ct Rancho Cordova, CA	3.0	2.0	1407	$2,750	$1.95	17d	1	0.61mi
10890 Coloma Rd Rancho Cordova, CA	2.0	1.0	925	$1,499	$1.62	24d	3	0.92mi
10870 Coloma Rd Rancho Cordova, CA	2.0	1.0	950	$1,499	$1.58	3d	1	1.00mi
10922 Scotsman Way Rancho Cordova, CA	2.0	2.0	1100	$2,050	$1.86	18d	1	1.01mi
10918 Scotsman Way Unit 10918 Rancho Cordova, CA	2.0	2.0	1183	$1,795	$1.52	44d	1	1.02mi
2253 Zinfandel Dr Rancho Cordova, CA	3.0	2.0	1204	$2,200	$1.83	44d	1	1.03mi
2652 Los Nogales Way Rancho Cordova, CA	2.0	2.0	1000	$2,000	$2.00	44d	1	1.06mi
2657 McGregor Dr Rancho Cordova, CA	2.0	2.0	1012	$1,595	$1.58	44d	1	1.09mi
1990 Benita Dr Rancho Cordova, CA	2.0	1.5	960	$2,300	$2.40	44d	1	1.11mi
10780 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	760	$1,515	$1.99	3d	7	1.13mi
10680 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	730	$1,889	$2.59	2d	11	1.35mi
2751 Don Juan Dr Apt 16 Rancho Cordova, CA	2.0	1.5	960	$1,875	$1.95	44d	1	1.44mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $290 · $24/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$554/yr (+$46/mo · 191.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,573
• − Mortgage interest: −$6,218
• − Property taxes: −$290
• − Insurance: −$555
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$3,229
• Taxable income: $10,350
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $9,099/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 5%

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: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• 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

+3.3%/yr

Latest (2025): $290 · -2.1% YoY. Source: county tax records.