132 Danielle Way · Folsom, CA 95630

$139,500

2 bd · 2.0 ba · 960 sqft · Manufactured · 56 Days on market

Built 2001 $145/sqft · 11% above area Est $125k · 11% over

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Why this score? — see what drove the C+ 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
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 132 Danielle Way in Folsom, located in the desirable 55+ community of Lakeside Village Mobile Home Park. This well-maintained manufactured home offers comfortable, low-maintenance living with a functional layout, a cozy living area, and a practical kitchen with plenty of cabinet space. The bedrooms are nicely sized and provide flexibility for guests, hobbies, or a home office. Outside, enjoy an easy-care yard with space to relax and unwind. Residents of Lakeside Village enjoy access to community amenities including a clubhouse, perfect for socializing or staying active. Conveniently located near shopping, dining, and everyday essentials, this home is a great opportunity to enjoy

Key facts

• Cozy living area
• Practical kitchen
• Functional layout

Tags

• LOW MAINTENANCE LIVING
• FUNCTIONAL LAYOUT
• COZY LIVING AREA
• PRACTICAL KITCHEN
• PLENTY OF CABINET SPACE
• EASY CARE YARD

Property features AI

Finance

• Financial info: Land lease amount listed (separate item)
• HOA & community: No homeowners association; Located in a senior community; Land lease: No (land lease amount listed separately)

Exterior

• Parking: Attached covered parking
• Utilities: Public water; Public sewer; Natural gas connected; 220 volts available in kitchen and laundry
• Home design: Manufactured in-park, double wide; Champion manufactured home; Built in 2001; Updated/remodeled; Single-story entry
• Construction: Composition roof; Wood skirting
• Exterior features: Patio awning; Private backyard; Auto sprinkler (front & rear); Landscaped yard; Garden; Storage shed(s)

Interior

• Kitchen: Hood over range; Dishwasher; Free-standing gas oven; Laminate and synthetic countertops
• Bedrooms: 2 bedrooms (possible 3rd bedroom)
• Flooring: Wood flooring; Other flooring types
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central cooling; Ceiling fans; Natural gas heating; Natural gas connected; 220V in kitchen
• Interior features: Updated/remodeled interior; Dual-pane full windows; Deck attached to living room; Covered porch and covered deck; Porch steps; Patio awning; Storage area / shed
• Laundry & utility: Washer and dryer included; Laundry hookups inside; Gas hook-up for laundry; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.5% in Folsom — 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 72/100 on livability (#190 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities D, commute F, cost of living F.
• Folsom-Cordova Unified (urban): math 25% / reading 25% proficiency, ranked #365 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 422 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $964 of loan paydown is wiped out by about $4k 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 + 1.7% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($135k) 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 $135,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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?
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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.49%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $125,291
• List price: $139,500
• Delta: 11.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Allan Ct	0.11mi	2/2.0	1,056 (+10%)	1mo	$125,000	$118	77
73 Redwood Ln	0.40mi	2/1.5	960 (0%)	6mo	$82,500	$86	74
53 Birch Ln	0.39mi	2/2.0	1,000 (+4%)	2mo	$70,000	$70	73
90 Monterey	0.44mi	2/2.0	1,000 (+4%)	9mo	$31,500	$32	65
302 Raymond Ln #102	0.13mi	2/2.0	848 (-12%)	17mo	$75,000	$88	61
227 Bluebird Ln	0.32mi	3/2.0 (+1)	1,000 (+4%)	16mo	$125,000	$125	60
160 Overbrook	0.26mi	2/2.0	1,060 (+10%)	20mo	$175,000	$165	54
8 Shady Oaks Dr	0.35mi	2/2.0	1,060 (+10%)	21mo	$130,000	$123	49
60 Birch Ln	0.42mi	1/0.5 (-1)	852 (-11%)	3mo	$47,500	$56	48
40 Shady Oaks Dr	0.35mi	2/1.0	832 (-13%)	21mo	$139,800	$168	40

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.75×
• Total profit: $29,408
• Equity at exit: $20,800

10-year hold

• IRR: 26.3%
• Equity multiple: 3.17×
• Total profit: $84,709
• Equity at exit: $12,061

Cash invested: $39,060 (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 95630

• Rents YoY: 1.7%
• Active inventory: 422
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$732
• Tax est. 1.5%: −$174 /mo · $2,092/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $862

Break-even live

Break-even rent $1,220

Max offer price $139,500

Occupancy floor 58%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7550 Folsom Auburn Rd Folsom, CA	1.0	1.0	674	$1,990	$2.95	2d	3	0.39mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	1d	18	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $139,500 Active 56 DOM
2. 2026-06-17
   days on market $139,500 Active 55 DOM
3. 2026-06-16
   days on market $139,500 Active 54 DOM
4. 2026-06-15
   days on market $139,500 Active 53 DOM
5. 2026-06-13
   days on market $139,500 Active 51 DOM
6. 2026-06-13
   days on market $139,500 Active 50 DOM
7. 2026-06-09
   days on market $139,500 Active 47 DOM
8. 2026-06-08
   days on market $139,500 Active 46 DOM
9. 2026-06-08
   price $139,500 Active 45 DOM
10. 2026-06-07
    days on market $145,000 Active 45 DOM
11. 2026-06-05
    days on market $145,000 Active 42 DOM
12. 2026-06-03
    days on market $145,000 Active 41 DOM
13. 2026-06-02
    days on market $145,000 Active 40 DOM
14. 2026-06-01
    days on market $145,000 Active 39 DOM
15. 2026-05-31
    days on market $145,000 Active 38 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 2/10 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: $27,742
• − Mortgage interest: −$7,814
• − Property taxes: −$2,092
• − Insurance: −$698
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$4,058
• Taxable income: $8,641
• Est. tax owed @ 24.0%: −$2,074
• After-tax cash flow: $8,273/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: Folsom-Cordova Unified
• NCES district ID: 0613890
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 25% ▼ -38.00%
• Median HH income: $75,408
• Composite: 24.49/100
• National rank: #7656
• State rank: #365 of 517 in CA

Livability — Folsom

• Score: 72/100
• State rank: #190
• US rank: #6125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Folsom, CA
• County: Sacramento County · 1,539,646 people
• City population: 79,484
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 79,484
• Household income: $139,642
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1651.0

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 0.61)
• Race & ethnicity: White 58% Asian 20% Hispanic / Latino 13% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Portuguese 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 75% English-only · Other Indo-European 7% Spanish 5% Other Asian/Pacific 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: ▼ -240.39%
• Current HPI: 286.0579
• Rent YoY: ▲ 1.72%
• 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

-2.2%/yr

Latest (2025): $146 · -5.8% YoY. Source: county tax records.