3105 Patriot Ln · Rancho Cordova, CA 95827

$149,000

3 bd · 2.0 ba · 1,027 sqft · Manufactured · 9 Days on market

Built 2014

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3105 Patriot Lane, a beautifully maintained 3-bedroom, 2-bath manufactured home located in the sought-after Colonial Estates community. Fresh new carpet adds a clean, updated feel throughout this move-in-ready home. The open-concept floor plan offers comfortable living and entertaining space, while the spacious primary suite and two additional bedrooms provide flexibility for family, guests, or a home office. Enjoy all the amenities Colonial Estates has to offer, including a swimming pool, whirlpool spa, clubhouse, billiards room, basketball court, gated entry, RV and boat storage, and on-site laundry facilities. Conveniently located near shopping, dining, schools, and easy freew

Key facts

• Clubhouse
• Whirlpool spa
• Swimming pool

Tags

• SWIMMING POOL
• WHIRLPOOL SPA
• CLUBHOUSE
• BILLIARDS ROOM
• BASKETBALL COURT
• GATED ENTRY

Property features AI

Finance

• Other: Virtual tour available
• Financial info: Land lease amount listed separately (if applicable)
• HOA & community: No homeowners association; Not a senior community; No land lease

Exterior

• Parking: Attached covered parking
• Utilities: Individual electric meter; Public water; Public sewer; Electric service: Other
• Home design: Manufactured home in park; Double-wide; Built in 2014
• Construction: Composition roof; Manufacturer: Champion
• Exterior features: Carport awning; Storage shed(s); Landscaped front and back

Interior

• Kitchen: Free-standing gas range; Dishwasher; Disposal; Laminate counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Porch with steps and railing; Dual-pane full windows; Great room living area; Dining space in the kitchen
• Laundry & utility: Laundry area inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 12.1% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 112 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $4k 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 + 2.4% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $149,000

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: 1.39% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $82,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2950 Routier Rd #5	0.25mi	2/1.0 (-1)	1,000 (-3%)	15mo	$80,000	$80	63
175 Dutchess Way #175	0.22mi	3/2.0	1,152 (+12%)	23mo	$125,500	$109	50
10035 Mills Station Rd #26	0.53mi	2/2.0 (-1)	1,140 (+11%)	6mo	$82,000	$72	46

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $20,736
• Equity at exit: $22,216

10-year hold

• IRR: 21.0%
• Equity multiple: 2.73×
• Total profit: $72,351
• Equity at exit: $12,883

Cash invested: $41,720 (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 95827

• Rents YoY: 2.4%
• Active inventory: 112
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$781
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $725

Break-even live

Break-even rent $1,153

Max offer price $149,000

Occupancy floor 60%

Sensitivity live

Price	-10% $809	-5% $767	+0% $725	+5% $682	+10% $640
Rent	-10% $561	-5% $643	+0% $725	+5% $806	+10% $888
Rate	-1.0pp $800	-0.5pp $762	base $725	+0.5pp $686	+1.0pp $647

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3329 Routier Rd Unit 3329 Sacramento, CA	2.0	1.0	979	$2,000	$2.04	44d	1	0.27mi
10169 Crawford Way Sacramento, CA	2.0	1.0	917	$2,150	$2.34	24d	1	0.40mi
9952 Vanguard Dr Sacramento, CA	3.0	2.0	1168	$2,450	$2.10	13d	1	0.41mi
10181 De Soto Way Unit 10181 Sacramento, CA	2.0	1.0	917	$1,950	$2.13	4d	1	0.46mi
10158 De Soto Way Sacramento, CA	2.0	1.0	900	$2,000	$2.22	17d	1	0.48mi
2929 Routier Rd Sacramento, CA	1.0–2.0	1.0–2.0	790	$1,995	$2.53	3d	15	0.49mi
10136 Ellenwood Ave Sacramento, CA	3.0	2.5	1418	$2,375	$1.67	44d	1	0.50mi
2080 W La Loma Dr Rancho Cordova, CA	1.0–2.0	1.0	650	$1,645	$2.53	18d	3	0.65mi
10069 Lincoln Village Dr Sacramento, CA	2.0	1.0	882	$2,049	$2.32	5d	1	0.68mi
2725 El Parque Cir Unit A Rancho Cordova, CA	2.0	1.0	800	$1,495	$1.87	44d	1	0.78mi
3100 Explorer Dr Sacramento, CA	3.0	2.0	1380	$2,575	$1.87	17d	1	0.81mi
2850 La Loma Dr Rancho Cordova, CA	2.0	1.0	920	$1,800	$1.96	8d	1	0.83mi
2625 El Parque Cir Unit D Rancho Cordova, CA	2.0	1.0	880	$1,800	$2.05	44d	1	0.86mi
3250 Laurelhurst Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	1015	$2,275	$2.24	2d	6	0.88mi
9849 Lincoln Village Dr Unit A Sacramento, CA	2.0	1.0	1100	$1,995	$1.81	44d	1	0.92mi
10401 Rockingham Dr Rancho Cordova, CA	1.0–2.0	1.0	714	$1,450	$2.03	8d	6	0.93mi
3226 Laurelhurst Dr Rancho Cordova, CA	3.0	2.0	1008	$1,900	$1.88	24d	1	0.93mi
10108 Malaga Way Rancho Cordova, CA	2.0	1.0	765	$1,776	$2.32	8d	1	0.94mi
9838 Lincoln Village Dr Sacramento, CA	1.0–2.0	1.0–2.0	732	$1,601	$2.19	4d	8	1.00mi
2961 Portsmouth Dr Unit 4 Rancho Cordova, CA	2.0	1.5	900	$1,650	$1.83	13d	1	1.00mi
10281 Mills Station Rd Unit 12 Rancho Cordova, CA	3.0	2.0	1100	$2,200	$2.00	5d	1	1.01mi
10421 El Mercado Dr Rancho Cordova, CA	1.0–2.0	1.0	702	$1,651	$2.35	2d	1	1.04mi
3600 Kobias Ct Sacramento, CA	3.0	2.0	1257	$2,650	$2.11	24d	1	1.07mi
3545 Mather Field Rd Rancho Cordova, CA	2.0	1.0	604	$1,775	$2.94	2d	5	1.16mi
9745 Old Placerville Rd Sacramento, CA	1.0–2.0	1.0–2.0	872	$2,250	$2.58	44d	1	1.24mi
10407 White Rock Rd Unit B Rancho Cordova, CA	2.0	1.0	1000	$2,000	$2.00	44d	1	1.24mi
10240 S White Rock Rd Rancho Cordova, CA	2.0	1.0	802	$1,500	$1.87	44d	1	1.25mi
1111 McClaren Dr Carmichael, CA	2.0	1.0	1440	$2,335	$1.62	11d	1	1.30mi
3500 Bradshaw Rd Sacramento, CA	2.0	2.0	990	$1,968	$1.99	5d	1	1.31mi
1200 Gary Way Carmichael, CA	3.0	2.0	1414	$2,495	$1.76	15d	1	1.31mi
9551 Butterfield Way Sacramento, CA	2.0	2.0	966	$2,150	$2.23	21d	1	1.31mi
9750 Old Placerville Rd Sacramento, CA	1.0–2.0	1.0–2.0	833	$2,045	$2.45	2d	24	1.41mi
3466 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	955	$2,411	$2.52	2d	8	1.44mi
3512 Hanks St Sacramento, CA	3.0	2.0	1200	$2,350	$1.96	5d	1	1.45mi
9624 Arlisson Dr Sacramento, CA	2.0	1.0	938	$1,599	$1.70	24d	1	1.47mi
9535 Roads End Pl Sacramento, CA	3.0	2.0	1200	$2,300	$1.92	24d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $149,000 Active 9 DOM
2. 2026-06-18
   days on market $149,000 Active 6 DOM
3. 2026-06-17
   days on market $149,000 Active 5 DOM
4. 2026-06-16
   days on market $149,000 Active 4 DOM
5. 2026-06-15
   days on market $149,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $149,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $812 · $68/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$320/yr (+$27/mo · 39.5%)

ⓘ 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 · 15 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: $24,845
• − Mortgage interest: −$8,346
• − Property taxes: −$812
• − Insurance: −$745
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$4,335
• Taxable income: $6,632
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $7,102/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 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): 21,742
• Household income: $85,841
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 949.0

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 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 13% Two or more races 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Subsaharan African 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 14% Russian/Polish/Slavic 10% Other Indo-European 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: ▼ -223.22%
• Current HPI: 349.4168
• Rent YoY: ▲ 2.41%
• 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

+6.2%/yr

Latest (2025): $812 · -3.2% YoY. Source: county tax records.