68 Yefim · Roseville, CA 95661

$86,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 14 Days on market

Built 1978 Est $105k · 17% 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 +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Country Villa, a vibrant 55+ community. This move-in ready 2-bedroom, 2-bath home features newer PEX plumbing, a redwood deck, a wheelchair lift, and a bright, spacious floorplan . The kitchen offers cream cabinets, included appliances (fridge), a built-in breakfast table, and tile floors that continue into both bathrooms. Enjoy a huge living room and formal dining area framed by two large windows that flood the space with natural light. Both tub and shower stalls are in excellent condition. Bedroom, laundry area, hallway, and den area just freshly painted. Outside, guest parking is conveniently adjacent to the unit, and a generous storage shed (stays with the home) plus garden s

Key facts

• Tile floors
• Newer pex plumbing
• Redwood deck

Tags

• NEWER PEX PLUMBING
• REDWOOD DECK
• BUILT-IN BREAKFAST TABLE
• TILE FLOORS
• HUGE LIVING ROOM
• FORMAL DINING AREA

Property features AI

Finance

• Other: Land lease amount listed (agent to confirm)
• Financial info: Land lease: No
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Gas plumbed with individual gas meter; Public water; Public sewer; Electric service (other)
• Home design: Manufactured in park; Double wide; Hillcrest make; Built in 1978
• Construction: Vinyl skirting; Other roof
• Exterior features: Corner lot; Regular-shaped lot; Storage; Shed(s); Covered deck; Porch

Interior

• Kitchen: Built-in electric oven; Gas cook top; Range hood; Dishwasher; Laminate countertops
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Tub; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in electric oven; Gas cook top; Range hood; Dishwasher; Laminate counters; Covered deck; Porch; Storage area; Pets allowed
• Laundry & utility: Washer included; Dryer included; Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Cap rate 22.9% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.5%/yr); 118 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $86,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 2.63% ✓
• Cap rate: 22.90%
• Cash-on-cash: 59.32%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Olga Way	0.05mi	3/2.0 (+1)	1,440 (+7%)	1mo	$155,000	$108	80
156 Rimma Way	0.12mi	2/2.0	1,440 (+7%)	3mo	$115,000	$80	80
66 Yefim Way	0.02mi	2/2.0	1,296 (-4%)	19mo	$95,000	$73	77
14 Olga Way	0.21mi	2/2.0	1,440 (+7%)	5mo	$110,000	$76	74
10 Rimma Way	0.18mi	2/2.0	1,272 (-5%)	12mo	$83,900	$66	73
72 Lora Way	0.05mi	2/2.0	1,440 (+7%)	16mo	$79,950	$56	73
21 Olga Way	0.12mi	2/2.0	1,152 (-14%)	1mo	$90,000	$78	70
7 Rimma Way	0.16mi	2/2.0	1,272 (-5%)	17mo	$135,000	$106	69
143 Olga Way	0.17mi	3/2.0 (+1)	1,440 (+7%)	7mo	$84,000	$58	69
164 Rimma Way	0.13mi	2/2.0	1,248 (-7%)	16mo	$122,000	$98	69
71 Lora Way	0.04mi	2/2.0	1,150 (-14%)	15mo	$86,500	$75	61
150 Rimma Way	0.12mi	3/2.0 (+1)	1,527 (+14%)	14mo	$130,000	$85	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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 58.6%
• Equity multiple: 3.62×
• Total profit: $63,813
• Equity at exit: $12,957

10-year hold

• IRR: 63.6%
• Equity multiple: 7.56×
• Total profit: $159,532
• Equity at exit: $7,514

Cash invested: $24,332 (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 95661

• Rents YoY: 3.5%
• Active inventory: 118
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,283 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,203

Break-even live

Break-even rent $760

Max offer price $86,900

Occupancy floor 42%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 Wildwood Way Apt 1 Roseville, CA	2.0	1.0	900	$1,595	$1.77	1d	1	0.42mi
1812A S Cirby Way Unit B Roseville, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	0.63mi
1519 Pine Valley Cir Roseville, CA	3.0	2.0	1577	$2,750	$1.74	10d	1	0.99mi
1801 Eureka Rd Roseville, CA	1.0–2.0	1.0–2.0	862	$4,222	$4.90	1d	11	1.02mi
7898 Claypool Way Citrus Heights, CA	3.0	2.0	1317	$2,500	$1.90	17d	1	1.21mi
8208 Charlotte Ave Citrus Heights, CA	3.0	2.0	1401	$2,750	$1.96	7d	1	1.23mi
8800 Sierra College Blvd Roseville, CA	1.0–3.0	1.0–2.0	1034	$2,322	$2.24	1d	45	1.34mi
8629 El Sobrante Way Orangevale, CA	3.0	2.0	1117	$2,500	$2.24	43d	1	1.44mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $86,900 Pending 14 DOM
2. 2026-06-09
   days on market $86,900 Active 12 DOM
3. 2026-06-08
   days on market $86,900 Active 11 DOM
4. 2026-06-07
   days on market $86,900 Active 10 DOM
5. 2026-06-05
   days on market $86,900 Active 7 DOM
6. 2026-06-03
   days on market $86,900 Active 6 DOM
7. 2026-06-02
   days on market $86,900 Active 5 DOM
8. 2026-06-01
   days on market $86,900 Active 4 DOM
9. 2026-05-31
   days on market $86,900 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $27,394
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$434
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$2,528
• Taxable income: $13,877
• Est. tax owed @ 24.0%: −$3,331
• After-tax cash flow: $11,104/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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 32,589
• Household income: $105,925
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1617.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Two or more races 13% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Portuguese 2% Italian 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 3%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -442.54%
• Current HPI: 274.7033
• Rent YoY: ▲ 3.54%
• 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