6805 Douglas Blvd · Granite Bay, CA 95746

$79,900

2 bd · 2.0 ba · 1,056 sqft · Land public records · 5 Days on market

Built 1999

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a lifestyle of ease and comfort at this inviting mobile home, ready for immediate occupancy at 6805 Douglas Blvd, Granite Bay, CA, USA. This residence offers a seamless transition to a desirable way of living. The living room provides a welcoming atmosphere, distinguished by its classic wood-finished flooring, offering a touch of timeless appeal. Beyond the interiors, an outdoor dining area awaits, perfect for al fresco meals and entertaining. Practicality is enhanced by an attached carport and a charming porch, adding to the home's functionality and curb appeal. Experience the potential of this Granite Bay residence firsthand; schedule your private viewing today.

Key facts

• Hardwood flooring
• Charming porch
• Attached carport

Tags

• HARDWOOD FLOORING
• OUTDOOR DINING AREA
• ATTACHED CARPORT
• CHARMING PORCH

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK, size limits may apply)
• Financial info: Not a land-lease property
• HOA & community: No association

Exterior

• Parking: Assigned covered parking with guest parking available (2 total parking spaces)
• Utilities: Individual electric meter and individual gas meter; 220 volts in kitchen; Cable available; Natural gas connected; Public water (water district); Public sewer
• Home design: Manufactured in park (single wide); Fleetwood Homes Westfield make; Built in 1999
• Construction: Composition roof; Vinyl or wood skirting
• Exterior features: Fenced yard; Patio awning, carport awning, and porch awning; Porch; Storage area / shed(s); Close to clubhouse; Landscaped front

Interior

• Kitchen: Free-standing gas range and oven; Gas cooktop; Hood over range; Microwave; Free-standing refrigerator; Disposal; Plumbed for ice maker; Laminate counters
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Simulated wood and laminate flooring
• Bathrooms: 2 full bathrooms with tub/shower over
• Heating & cooling: Central heating (natural gas); Gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Dual-pane full windows with weather stripping and screens; Carpeted porch with railed steps; Deck attached to living area; Storage area / shed(s); Original condition
• Laundry & utility: Inside laundry with stacked washer and dryer included; Washer and dryer included; Gas hook-up for dryer; 220 volts available in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Cap rate 34.1% vs local median 1.2% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 164 active listings in the ZIP; high-income renter base; 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 $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe 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 $79,900

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. Schools are A-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?
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: 3.81% ✓
• Cap rate: 34.08%
• Cash-on-cash: 99.24%
• DSCR: 5.42
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.69×
• Total profit: $104,933
• Equity at exit: $11,913

10-year hold

• IRR: —
• Equity multiple: 11.87×
• Total profit: $243,291
• Equity at exit: $6,908

Cash invested: $22,372 (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 95746

• Active inventory: 164
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,041 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $1,850

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,905	-5% $1,878	+0% $1,850	+5% $1,822	+10% $1,795
Rent	-10% $1,610	-5% $1,730	+0% $1,850	+5% $1,970	+10% $2,090
Rate	-1.0pp $1,890	-0.5pp $1,870	base $1,850	+0.5pp $1,829	+1.0pp $1,808

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,490
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − Depreciation: −$2,324
• Taxable income: $22,254
• Est. tax owed @ 24.0%: −$5,341
• After-tax cash flow: $16,860/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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

+9.4%/yr

Latest (2025): $181,978 · +1.7% YoY. Source: county tax records.