131 Hibiscus Ave · Florin, CA 95828

$94,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 87 Days on market

Built 1979

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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 +4.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Honey Stop the Car! This home boasts of 1152 SF, 2 bedrooms, 2 baths, master bath has new walk in shower, large open living room with dining area. Kitchen has dishwasher, freestanding gas stove/oven, new garbage disposal, free standing refrigerator, Laundry room with washer and dryer, central heat & air conditioning, new gas water heater, covered parking area. Low maintenance landscaping. New storage shed with electricity Amenities include Clubhouse, library, pool & spa

Key facts

• Open living room
• Clubhouse
• Laundry room

Tags

• OPEN LIVING ROOM
• KITCHEN WITH DISHWASHER
• LAUNDRY ROOM
• COVERED PARKING AREA
• LOW MAINTENANCE LANDSCAPING
• CLUBHOUSE

Property features AI

Finance

• Other: Address: 131 Hibiscus Ave, Sacramento, CA 95828; Directions provided to locate property within Casa De Flores Park
• HOA & community: No homeowners association; Located in a senior community; Land lease in effect ($800)

Exterior

• Parking: Off-street parking; Attached covered parking (carport); no enclosed garage
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter; Cable and internet available
• Home design: Manufactured double-wide home in a park; Built in 1979
• Construction: Composition roof; Manufactured home (Make: Bendix); Skirting: other/unknown
• Exterior features: Patio awning and carport awning; Covered deck/porch with railings; Shed(s) for extra storage

Interior

• Kitchen: Free-standing gas range and oven; Free-standing refrigerator; Hood over range; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms (master approx. 11x11, second approx. 10x11)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms with shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry cabinet and laminate counters in the kitchen; Porch with covered deck, porch steps and railings; Dual-pane partial windows with window coverings; Storage shed(s) on property
• Laundry & utility: Washer and dryer included; Laundry located inside the home (inside room/area); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k.

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 $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 3.6% in Florin — 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 58/100 on livability (#673 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D, schools D-, crime F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 212 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 33% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.42% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.45%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $211,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Hibiscus Ave	0.00mi	2/2.0	1,152 (0%)	1mo	$94,000	$82	99
7 Pina	0.18mi	2/2.0	1,152 (0%)	3mo	$96,000	$83	89
5 Pina St	0.20mi	2/2.0	1,152 (0%)	5mo	$108,000	$94	87
8622 Beauxart Cir #39	0.20mi	2/2.0	1,200 (+4%)	1mo	$270,000	$225	82
110 Wyndbrook St	0.29mi	2/2.0	1,152 (0%)	8mo	$149,900	$130	80
48 Millbrook Cir	0.23mi	2/2.0	1,152 (0%)	13mo	$212,000	$184	79
143 Lirios Ave	0.03mi	2/2.0	1,248 (+8%)	8mo	$122,500	$98	78
7428 Bouvais Cir	0.17mi	2/2.0	1,120 (-3%)	13mo	$285,000	$254	77
51 Millbrook Cir	0.26mi	2/2.0	1,248 (+8%)	1mo	$180,000	$144	73
7400 Carondelet Ln	0.24mi	2/1.0	1,040 (-10%)	12mo	$250,000	$240	58
8636 Beauxart Cir	0.27mi	3/2.0 (+1)	1,300 (+13%)	15mo	$290,000	$223	49
155 Security Ln	0.32mi	3/2.0 (+1)	1,272 (+10%)	18mo	$255,000	$200	48

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: 47.0%
• Equity multiple: 2.95×
• Total profit: $51,398
• Equity at exit: $14,016

10-year hold

• IRR: 51.4%
• Equity multiple: 5.31×
• Total profit: $113,442
• Equity at exit: $8,127

Cash invested: $26,320 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,150

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 45%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8550 Florin Rd Sacramento, CA	1.0–2.0	1.0	776	$1,795	$2.31	2d	16	0.67mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	2d	1	0.77mi
8620 Tiogawoods Dr Sacramento, CA	3.0	2.0	1137	$2,750	$2.42	7d	1	0.79mi
7575 Power Inn Rd Sacramento, CA	1.0–2.0	1.0–2.0	729	$1,950	$2.67	1d	5	1.18mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	1.34mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	43d	1	1.45mi
8159 Laurel Willow Ln Sacramento, CA	3.0	2.5	1214	$2,396	$1.97	4d	1	1.50mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,343
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$2,735
• Taxable income: $13,088
• Est. tax owed @ 24.0%: −$3,141
• After-tax cash flow: $10,664/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Florin

• Score: 58/100
• State rank: #673
• US rank: #20705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florin, CA
• County: Sacramento County · 1,539,646 people
• City population: 60,532
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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