9340 Orangevale Ave #11 · Orangevale, CA 95662

$70,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 32 Days on market

Built 1984 Est $84k · 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 +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Grab this mobile home with a new appealing price. You will love this special single wide mobile home with upgrades. It has 2 bedrooms and 1 bathroom with a good size shower. The location is convenient and carport parking is included. That is not the case for all locations in this mobile home park. The bedrooms are a good size and the kitchen is open to the dining area and a good size living room. The flooring is easy care throughout. The exterior includes a large shed on a solid base. The price is right and the location is good.

Key facts

• Easy care flooring
• Carport parking
• Large shed

Tags

• CARPORT PARKING
• LARGE SHED
• EASY CARE FLOORING

Property features AI

Finance

• Other: Located in Orangevale, CA 95662 (park address: 9340 Orangevale Ave #11)
• Financial info: No land lease
• HOA & community: No association

Exterior

• Parking: 2 parking spaces; Attached covered parking (no garage)
• Utilities: Public water; Public sewer; 220 volts in kitchen and in laundry
• Home design: Manufactured in park (single wide); Built in 1984
• Construction: Aluminum skirting; Fuqua manufacturer/make; Other roof
• Exterior features: Corner location; Shed(s)

Interior

• Kitchen: Free standing gas range; Hood over range; Dishwasher
• Bedrooms: 2 bedrooms (possible 3)
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Central heating; Central cooling; Gas water heater
• Interior features: Updated/remodeled interior; Porch; Dual pane full windows; Pantry cabinet; Synthetic countertops; Living room; Dining space in kitchen; Storage
• Laundry & utility: Inside laundry area with electric and gas hookups (hookups only)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 2.7% in Orangevale — 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 59/100 on livability (#635 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: crime F, amenities F, commute F.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 130 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $484 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 + 1.9% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($68k) 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 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. 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: 2.53% ✓
• Cap rate: 21.98%
• Cash-on-cash: 56.04%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $83,888
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9340 Orangevale Ave #36	0.06mi	2/1.0	840 (+7%)	6mo	$90,000	$107	80
6132 Main Ave #73	0.40mi	2/2.0	720 (-8%)	10mo	$80,000	$111	56
6480 Main Ave #9	0.27mi	1/1.0 (-1)	700 (-11%)	11mo	$75,000	$107	55
9127 Greenback Ln #34	0.57mi	1/1.0 (-1)	720 (-8%)	9mo	$13,000	$18	47

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.30×
• Total profit: $45,113
• Equity at exit: $10,437

10-year hold

• IRR: 58.0%
• Equity multiple: 6.46×
• Total profit: $106,952
• Equity at exit: $6,052

Cash invested: $19,600 (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 95662

• Rents YoY: 1.9%
• Active inventory: 130
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $915

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 43%

Sensitivity live

Price	-10% $964	-5% $940	+0% $915	+5% $891	+10% $867
Rent	-10% $775	-5% $845	+0% $915	+5% $985	+10% $1,055
Rate	-1.0pp $951	-0.5pp $933	base $915	+0.5pp $897	+1.0pp $879

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9304 Orangevale Ave Orangevale, CA	1.0	1.0	600	$1,300	$2.17	8d	1	0.09mi
6411 Benning St Orangevale, CA	2.0	2.5	1102	$1,922	$1.74	11d	2	0.09mi
6431 Benning St Orangevale, CA	2.0–3.0	1.0	987	$1,999	$2.02	8d	3	0.15mi
9448 Orangevale Ave Unit 4 Orangevale, CA	1.0	1.0	700	$1,275	$1.82	45d	1	0.26mi
9448 Orangevale Ave Unit 2 Orangevale, CA	1.0	1.0	700	$1,250	$1.79	24d	1	0.26mi
9448 Orangevale Ave Unit 7 Orangevale, CA	1.0	1.0	700	$1,250	$1.79	8d	1	0.26mi
9175 Greenback Ln Orangevale, CA	1.0–2.0	1.0	675	$2,095	$3.10	3d	8	0.44mi
9681 Lake Natoma Dr Orangevale, CA	2.0	1.0	980	$2,050	$2.09	21d	1	0.59mi
6047 Woodminster Cir Orangevale, CA	2.0	1.0	850	$1,750	$2.06	8d	1	0.69mi
5725 Main Ave Unit 05 Orangevale, CA	2.0	1.0	792	$1,675	$2.11	45d	1	0.72mi
9201 Madison Ave Orangevale, CA	1.0–2.0	1.0	815	$2,393	$2.94	3d	13	1.01mi
9200 Madison Ave Orangevale, CA	2.0	2.0	1017	$1,675	$1.65	45d	1	1.03mi
9160 Madison Ave Fair Oaks, CA	1.0–2.0	1.0–2.0	818	$1,950	$2.38	3d	3	1.13mi
9160 Madison Ave Fair Oaks, CA	2.0	2.0	988	$1,875	$1.90	13d	3	1.13mi
9200 Madison Ave Unit 153 Fair Oaks, CA	2.0	2.0	1017	$1,675	$1.65	45d	1	1.13mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	2d	18	1.21mi
1000 Folsom Ranch Dr Folsom, CA	1.0–2.0	1.0–2.0	830	$2,399	$2.89	2d	18	1.31mi
8721 Greenback Ln Orangevale, CA	1.0–2.0	1.0–2.0	844	$2,213	$2.62	45d	5	1.47mi
405 Reading St Folsom, CA	1.0	1.0	700	$2,100	$3.00	24d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $70,000 Active 32 DOM
2. 2026-06-18
   days on market $70,000 Active 29 DOM
3. 2026-06-17
   days on market $70,000 Active 28 DOM
4. 2026-06-16
   days on market $70,000 Active 27 DOM
5. 2026-06-15
   days on market $70,000 Active 26 DOM
6. 2026-06-13
   days on market $70,000 Active 24 DOM
7. 2026-06-13
   days on market $70,000 Active 23 DOM
8. 2026-06-09
   remarks 534-char remark
9. 2026-06-09
   pricedays on market $70,000 Active 20 DOM
10. 2026-06-08
    days on market $80,000 Active 19 DOM
11. 2026-06-07
    days on market $80,000 Active 18 DOM
12. 2026-06-05
    days on market $80,000 Active 15 DOM
13. 2026-06-03
    days on market $80,000 Active 14 DOM
14. 2026-06-02
    days on market $80,000 Active 13 DOM
15. 2026-06-01
    days on market $80,000 Active 12 DOM
16. 2026-05-31
    days on market $80,000 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 ≥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: $21,252
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$2,036
• Taxable income: $10,494
• Est. tax owed @ 24.0%: −$2,519
• After-tax cash flow: $8,465/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Orangevale

• Score: 59/100
• State rank: #635
• US rank: #19999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangevale, CA
• County: Sacramento County · 1,539,646 people
• City population: 32,600
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 32,600
• Household income: $96,689
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 919.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -471.79%
• Current HPI: 297.1675
• Rent YoY: ▲ 1.94%
• 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

+0.6%/yr

Latest (2025): $50 · -4.1% YoY. Source: county tax records.