4724 Madison Ave #35 · North Highlands, CA 95841

$55,000

1 bd · 1.0 ba · 600 sqft · Manufactured · 29 Days on market

Built 1976 Good condition $92/sqft · at area comps Est $54k · at est.

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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 +6.5/15.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting mobile home located in the desirable Mark J community, offering a unique blend of manufactured homes and luxury RVs. Situated just off Madison Avenue, this home provides convenient access to shopping, dining, and Hwy 80, making everyday living easy and connected. Set on a peaceful corner lot, this property is one of only eight mobile homes in the community, offering a sense of privacy and exclusivity. Inside, you'll find a bright and comfortable living room featuring a sliding glass door that opens to a covered deck with stairs and a rampperfect for relaxing or enjoying outdoor space. The open-concept kitchen flows seamlessly into the living area, creating a functio

Key facts

• Covered deck
• Open-concept kitchen
• Washer and dryer

Tags

• CORNER LOT
• COVERED DECK
• OPEN-CONCEPT KITCHEN
• WASHER AND DRYER
• COVERED PATIO
• GRASSY AREAS

Property features AI

Finance

• Financial info: Land lease amount listed as $1,200 (land lease status: No)
• HOA & community: No association

Exterior

• Parking: Attached covered parking (no garage)
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured in park, single wide; Built in 1976
• Construction: Metal construction elements (skirt) and metal roof; Manufactured home (Sahara)
• Exterior features: Corner lot; Metal roof; Metal skirting; Single-wide manufactured home in a park (Sahara make)

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Breakfast area and space for dining
• Bedrooms: One bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with tub/shower over
• Heating & cooling: Central heating; Evaporative cooler and window unit(s) for cooling
• Interior features: Porch steps and covered porch with porch ramp; Covered patio; Attached deck off the living area; Breakfast nook / breakfast area with synthetic counters; Pets allowed (cats and dogs)
• Laundry & utility: Stacked washer and dryer included inside the home; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 4.1% in North Highlands — 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 61/100 on livability (#523 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment C-, schools D, crime F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 83 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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 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: 2.70% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.81%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (median comp): $53,755
• List price: $55,000
• Delta: 2.32%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5000 Auburn Blvd #21	0.40mi	2/1.0 (+1)	600 (0%)	11mo	$55,000	$92	67

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 57.3%
• Equity multiple: 3.42×
• Total profit: $37,277
• Equity at exit: $8,201

10-year hold

• IRR: 61.1%
• Equity multiple: 6.25×
• Total profit: $80,782
• Equity at exit: $4,755

Cash invested: $15,400 (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 95841

• Rents YoY: -1.1%
• Active inventory: 83
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $793

Break-even live

Break-even rent $481

Max offer price $55,000

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	19d	1	0.17mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,450	$1.71	1d	3	0.35mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,249	$1.37	1d	7	0.40mi
4909 Date Ave Sacramento, CA	1.0–2.0	1.0	737	$1,500	$2.03	43d	1	0.42mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,575	$1.92	43d	3	0.43mi
4841 Myrtle Ave Sacramento, CA	1.0	1.0	600	$1,350	$2.25	1d	1	0.45mi
4930 College Oak Dr Sacramento, CA	1.0	1.0	670	$1,450	$2.16	1d	1	0.46mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,495	$1.99	1d	6	0.47mi
4806 Myrtle Ave Sacramento, CA	1.0	1.0	650	$1,338	$2.06	43d	1	0.54mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	1d	1	0.63mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	1d	2	0.73mi
4661 Orange Grove Ave Sacramento, CA	1.0–2.0	1.0	700	$1,295	$1.85	23d	2	0.74mi
5226 Hemlock St #35 Sacramento, CA	1.0	1.0	682	$1,650	$2.42	23d	1	0.74mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,375	$1.72	1d	2	0.81mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,390	$1.79	1d	3	0.90mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,299	$1.65	20d	5	0.91mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,465	$1.78	1d	4	0.95mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	7d	1	0.97mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,550	$2.15	1d	30	1.06mi
3800 Madison Ave North Highlands, CA	2.0	1.0	524	$1,350	$2.58	1d	7	1.19mi
5061 Shell St North Highlands, CA	2.0	1.0	750	$2,000	$2.67	1d	1	1.23mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	1d	1	1.25mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	43d	1	1.27mi
5755 Callie Ln Sacramento, CA	1.0–2.0	1.0–2.0	723	$1,600	$2.21	3d	13	1.27mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	1d	3	1.31mi
3669 Myrtle Ave North Highlands, CA	1.0	1.0	620	$1,245	$2.01	1d	2	1.43mi
4729 Manzanita Ave Carmichael, CA	1.0–2.0	1.0	709	$1,465	$2.06	4d	4	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $55,000 Active 29 DOM
2. 2026-06-17
   days on market $55,000 Active 28 DOM
3. 2026-06-16
   days on market $55,000 Active 27 DOM
4. 2026-06-15
   days on market $55,000 Active 26 DOM
5. 2026-06-13
   days on market $55,000 Active 24 DOM
6. 2026-06-13
   days on market $55,000 Active 23 DOM
7. 2026-06-09
   days on market $55,000 Active 20 DOM
8. 2026-06-08
   days on market $55,000 Active 19 DOM
9. 2026-06-07
   days on market $55,000 Active 18 DOM
10. 2026-06-03
    days on market $55,000 Active 14 DOM
11. 2026-06-02
    days on market $55,000 Active 13 DOM
12. 2026-06-01
    days on market $55,000 Active 12 DOM
13. 2026-05-31
    days on market $55,000 Active 11 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,822
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$1,600
• Taxable income: $9,190
• Est. tax owed @ 24.0%: −$2,206
• After-tax cash flow: $7,313/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor repairs and maintenance. The highest-ROI updates are painting the exterior siding and replacing the bathroom wallpaper to enhance both resale and rental value.

Repairs flagged

• Minor Bathroom wallpaper — Dated wallpaper can be easily replaced with modern options.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Replace bathroom wallpaper — Modernizes the space and improves aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Bathroom wallpaper · Dated wallpaper can be easily replaced with modern options.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Replace bathroom wallpaper — Modernizes the space and improves aesthetics. ↑

ⓘ 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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — North Highlands

• Score: 61/100
• State rank: #523
• US rank: #17613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Highlands, CA
• County: Sacramento County · 1,539,646 people
• City population: 56,900
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 20,500
• Household income: $61,054
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 1353.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Subsaharan African 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 70% English-only · Russian/Polish/Slavic 11% Spanish 7% Other Indo-European 5%

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: ▼ -227.82%
• Current HPI: 369.8991
• Rent YoY: ▼ -1.08%
• 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