26262 County RD 21a #50 · Esparto, CA 95627

$154,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 33 Days on market

Built 1999 Good condition $129/sqft · 32% below area Est $229k · 32% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover an inviting home ready for immediate enjoyment at 26262 County RD 21A #50 in Esparto, CA. This mobile home offers a seamless blend of comfort and practical living, designed for those who appreciate a well-appointed space without delay. The heart of this home is its open-plan kitchen, featuring a G-shaped layout with a convenient peninsula that flows effortlessly into the living room, fostering an inclusive atmosphere for daily life and entertaining. Relax and refresh in the thoughtfully designed bathroom, which includes a walk-in shower for ease and accessibility. The principal bedroom provides a private sanctuary, complete with an ensuite bathroom for added comfort and privacy. Ad

Key facts

• Open-plan kitchen
• Attached carport
• Walk-in shower

Tags

• OPEN-PLAN KITCHEN
• G-SHAPED LAYOUT
• WALK-IN SHOWER
• ENSUITE BATHROOM
• DEDICATED LAUNDRY ROOM
• ATTACHED CARPORT

Property features AI

Finance

• Other: Located in Esparto, CA 95627; Directions: West on HWY 16, North on County Rd 21A into park, turn left into park, right on 2nd street
• Financial info: Land lease: No
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; 220 volts in laundry; Cable available
• Home design: Manufactured home in park; Double-wide; Built in 1999
• Construction: Composition roof; Fleetwood Homes Inc. manufacturer
• Exterior features: Porch awning; Porch; Storage area; Shed(s); Regular-shaped lot

Interior

• Kitchen: Free standing gas range; Dishwasher; Microwave; Pantry cabinet; Plumbed for ice maker
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Dual-pane full windows; Porch; Porch awning; Storage area
• Laundry & utility: Washer included; Dryer included; Washer/dryer hookups; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#548 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Esparto Unified (town): math 10% / reading 28% proficiency, ranked #454 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 721 units permitted in Yolo County in 2024 (260 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 $5k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $228,986
• List price: $154,900
• Delta: -32.35%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26775 Plainfield St	0.20mi	3/2.0 (+1)	1,152 (-4%)	11mo	$340,000	$295	70
16861 Alpha St	0.43mi	3/2.0 (+1)	1,248 (+4%)	2mo	$339,000	$272	66
26262 County Road 21a #2	0.29mi	3/2.0 (+1)	1,056 (-12%)	8mo	$105,000	$99	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,488
• Equity at exit: $23,096

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $46,408
• Equity at exit: $13,393

Cash invested: $43,372 (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 95627

• Home prices YoY: -4.1%
• Active inventory: 18
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $495

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 70%

Sensitivity live

Price	-10% $603	-5% $549	+0% $495	+5% $442	+10% $388
Rent	-10% $339	-5% $417	+0% $495	+5% $574	+10% $652
Rate	-1.0pp $574	-0.5pp $535	base $495	+0.5pp $455	+1.0pp $415

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16881 Antelope St Esparto, CA	2.0	1.0	900	$1,975	$2.19	11d	1	0.24mi
16877 Antelope St Esparto, CA	2.0	1.0	900	$1,975	$2.19	11d	1	0.25mi
16816 Antelope St Unit 9 Esparto, CA	2.0	1.0	900	$1,650	$1.83	21d	1	0.29mi
26340 Capay St Unit BACK LEFT Esparto, CA	3.0	2.0	1400	$2,300	$1.64	21d	1	0.30mi

Taxation est. · year 1

• Rental income: $23,787
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$4,506
• Taxable income: $3,700
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $5,058/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and value. Key updates include painting the exterior trim and cleaning gutters to improve its overall appearance and marketability.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and property value.
• Both Replace carpet with hardwood or tile — Increases value and reduces maintenance costs.
• Both Update kitchen appliances — Modernizes the space and attracts buyers/renters.
• Both Install smart home features — Enhances convenience and marketability.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace carpet with hardwood or tile — Increases value and reduces maintenance costs. ↑
• Both Update kitchen appliances — Modernizes the space and attracts buyers/renters. ↑
• Both Install smart home features — Enhances convenience and marketability. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Esparto Unified
• NCES district ID: 0612930
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $64,408
• Composite: 18.39/100
• National rank: #8939
• State rank: #454 of 517 in CA

Livability — Esparto

• Score: 61/100
• State rank: #548
• US rank: #18205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Esparto, CA
• Population (ZIP): 3,935

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 42% Hispanic / Latino 41% Two or more races 16% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Russian 5% Italian 3% Serbian 1%
• Foreign-born: 24% · Canada
• Languages at home: 63% English-only · Spanish 33% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.20%
• Current HPI: 309.7677
• Rent YoY: —
• Metro: —
• 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