4226 Floral · Sacramento, CA 95834

$89,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 3 Days on market

Built 1980 Est $137k · 35% 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 +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Stadium Club Estates, one of Sacramento's most desirable 55+ manufactured home communities. This well-maintained 2-bedroom, 2-bath home offers approximately 1,536 square feet of comfortable living space and has been thoughtfully updated throughout. The spacious floor plan features newer laminate flooring, updated ceiling lighting, higher ceilings in portions of the home, a dining area, and a cozy fireplace that creates a warm and inviting atmosphere. The kitchen has been refreshed with newer cabinets and appliances, while both bathrooms have been updated with newer cabinetry. The spacious primary suite offers a large bedroom and an oversized bathroom designed for comfort and conv

Key facts

• Newer cabinets
• Cozy fireplace
• Updated cabinetry

Tags

• NEWER LAMINATE FLOORING
• UPDATED CEILING LIGHTING
• COZY FIREPLACE
• REFRESHED KITCHEN
• NEWER CABINETS
• UPDATED CABINETRY

Property features AI

Finance

• Other: Not a land lease (land lease: No); Located in Stadium Club Estates
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Covered parking
• Security: Leased security system; Fire alarm; Carbon monoxide detector
• Utilities: Public sewer; Electric service (other)
• Home design: Manufactured in park (double wide); Original and updated/remodeled condition
• Construction: Shingle roof; Aluminum skirting; Manufacturer: Hlark
• Exterior features: Fenced yard; Backyard

Interior

• Kitchen: No built-in kitchen features listed
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Fire alarm; Leased security system; Carbon monoxide detector; Shower stall(s)
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Cap rate 26.0% 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: schools D+, 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.
• Market conditions: Rents flat; 145 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 31% of the median local income ($101k/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 $615 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 + 0.8% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $89,000

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: 2.95% ✓
• Cap rate: 25.96%
• Cash-on-cash: 70.24%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $136,704
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4922 N Brookdale Dr #128	0.12mi	2/2.0	1,536 (0%)	5mo	$74,900	$49	90
4208 Bouquet Way #38	0.11mi	1/2.0 (-1)	1,560 (+2%)	11mo	$152,000	$97	78
4901 Gardendell Rd #84	0.03mi	2/2.0	1,344 (-12%)	5mo	$119,000	$89	74
4916 Brookdale Dr #130	0.10mi	2/2.0	1,344 (-12%)	2mo	$40,000	$30	73
4203 Bouquet Way	0.13mi	2/2.0	1,440 (-6%)	14mo	$120,000	$83	72
4872 Brookdale #163	0.02mi	2/2.0	1,400 (-9%)	16mo	$110,000	$79	71
4907 Gardendell Rd #87	0.12mi	3/2.0 (+1)	1,440 (-6%)	12mo	$145,000	$101	69
4213 Floral Dr #60	0.06mi	3/2.0 (+1)	1,680 (+9%)	20mo	$164,000	$98	60
4215 Atrium Way #102	0.08mi	2/2.0	1,344 (-12%)	22mo	$120,000	$89	57
4211 Brookside Dr #153	0.15mi	2/2.0	1,344 (-12%)	23mo	$105,400	$78	53

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: 60.7%
• Equity multiple: 3.61×
• Total profit: $64,989
• Equity at exit: $13,270

10-year hold

• IRR: 64.6%
• Equity multiple: 6.79×
• Total profit: $144,290
• Equity at exit: $7,695

Cash invested: $24,920 (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: 145
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,625 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $1,333

Break-even live

Break-even rent $937

Max offer price $89,000

Occupancy floor 44%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	2d	1	0.17mi
4138 Hydo Lake Way Sacramento, CA	3.0	2.5	1954	$3,000	$1.54	18d	1	0.21mi
101 Lily Bay Cir Sacramento, CA	3.0	2.5	1950	$2,900	$1.49	20d	1	0.23mi
4032 Vittoria Ln Sacramento, CA	3.0	2.5	1601	$2,795	$1.75	23d	1	0.27mi
4118 Adriatic Sea Way Sacramento, CA	3.0	2.5	1593	$2,995	$1.88	18d	1	0.34mi
4045 Neapolis Ln Sacramento, CA	3.0	2.5	1811	$2,800	$1.55	3d	1	0.34mi
4237 Malta Island St Sacramento, CA	3.0	2.5	1954	$2,895	$1.48	44d	1	0.36mi
17 Hertford Cir Sacramento, CA	3.0	2.5	1511	$2,450	$1.62	23d	1	0.50mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	44d	1	0.68mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	2d	1	0.72mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$2,675	$2.85	2d	20	0.83mi
3635 Poppy Hill Way Sacramento, CA	3.0	2.0	1441	$2,895	$2.01	23d	1	0.84mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	2d	3	0.90mi
3610 Duckhorn Dr Sacramento, CA	1.0–3.0	1.0–2.0	927	$2,635	$2.84	2d	29	0.91mi
4800 Westlake Pkwy #3008 Sacramento, CA	2.0	2.0	1304	$2,250	$1.73	44d	1	0.93mi
301 Candela Cir Sacramento, CA	3.0	2.5	1541	$2,750	$1.78	15d	1	0.97mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$2,970	$3.43	2d	21	1.00mi
3900 E Commerce Way Sacramento, CA	3.0	2.0	1311	$2,600	$1.98	44d	1	1.01mi
3547 Jumilla Way Sacramento, CA	3.0	2.0	1323	$2,650	$2.00	12d	1	1.02mi
620 Candela Cir Sacramento, CA	3.0	2.5	1681	$2,595	$1.54	44d	1	1.03mi
3761 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$3,231	$3.74	2d	29	1.04mi
5050 Trouville Ln Sacramento, CA	3.0	2.5	1583	$2,950	$1.86	44d	1	1.15mi
3828 Aircraft Way Sacramento, CA	3.0	2.5	1826	$2,395	$1.31	23d	1	1.15mi
2201 Arena Blvd Sacramento, CA	1.0–2.0	1.0–2.0	1015	$2,777	$2.74	2d	14	1.18mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	44d	1	1.19mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$2,906	$2.36	2d	26	1.25mi
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	7d	1	1.30mi
4101 Innovator Dr Sacramento, CA	1.0–2.0	1.0–2.0	950	$2,695	$2.84	2d	10	1.30mi
3351 Duckhorn Dr Sacramento, CA	1.0	1.0	981	$2,030	$2.07	2d	8	1.35mi
2442 Buzz Aldrin Way Sacramento, CA	3.0	2.5	1826	$2,795	$1.53	15d	1	1.37mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,899	$2.60	2d	14	1.37mi
2445 Buzz Aldrin Way Sacramento, CA	3.0	3.0	1826	$2,995	$1.64	22d	1	1.38mi
2445 Buzz Aldrin Way Sacramento, CA	3.0	2.5	1826	$2,995	$1.64	23d	1	1.38mi
2445 Buzz Aldrin Way Sacramento, CA	3.0	2.5	1826	$2,895	$1.59	4d	1	1.38mi
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	44d	2	1.38mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,990	$3.47	2d	18	1.39mi
4000 Innovator Dr Sacramento, CA	2.0–4.0	2.0–3.0	1403	$2,295	$1.64	15d	1	1.45mi
3065 Touchman St Sacramento, CA	3.0	2.5	1473	$2,395	$1.63	20d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $89,000 Active 3 DOM
2. 2026-06-17
   days on market $89,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $89,000 Active 1 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 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: $31,500
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$2,589
• Taxable income: $15,603
• Est. tax owed @ 24.0%: −$3,745
• After-tax cash flow: $12,257/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

Price history

1 event — show timeline

• 2026-06-15 Listed $89,000 BAREIS