157 Danielle Way #113 · Folsom, CA 95630

$149,900

2 bd · 2.0 ba · 1,259 sqft · Manufactured · 43 Days on market

Built 1997 $119/sqft · 13% below area Est $172k · 13% under

---

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 +13.4/15.0
• 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
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming mobile home located in Lakeside Village, a peaceful 55 and over community near Folsom Lake. This spacious, well-maintained double-wide home arrived in 1997, making it one of the newer built mobile homes available in Folsom. From it's more modern finishes and drywall interior, you'll notice it's youthfulness immediately! The corner-lot also features a beautiful mature oak tree that adds both charm and cooling comfort. Thoughtfully designed for accessibility and ease, the home features a wheelchair lift from the carport entry, and an open-flowing layout. The primary suite is tucked away at the back for maximum privacy with a generous walk-in closet and conveniently de

Key facts

• Open-flowing layout
• Community clubhouse
• Corner-lot

Tags

• CORNER-LOT
• MATURE OAK TREE
• OPEN-FLOWING LAYOUT
• COMMUNITY CLUBHOUSE
• POOL AND SPA
• ON-SITE RV BOAT STORAGE

Property features AI

Finance

• Financial info: Land lease (yes) with monthly amount of $887
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Off-street covered parking (no garage)
• Utilities: Public water; Public sewer; Natural gas connected; Individual gas and electric meters; Cable available; Underground utilities; 220 volts in laundry
• Home design: Manufactured home in park (double wide); Original condition; Built in 1997
• Construction: Wood skirting; Composition roof; Golden West manufactured home
• Exterior features: Carport awning; Porch awning; Backyard; Front yard; Corner lot; Regular-shaped lot; Landscaped front and back; Automatic sprinkler front and rear

Interior

• Kitchen: Free standing refrigerator; Gas cooktop; Range hood; Dishwasher; Garbage disposal; Synthetic countertops; Insulated water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Accessible elevator installed; Porch with steps; Window screens; Dual-pane full windows; Dining and family room combo; Living room with unspecified/other features
• Laundry & utility: Washer and dryer included; Gas hookup for laundry; Laundry located inside (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

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 ($3k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($145k) 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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: 1.71% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.64%
• DSCR: 2.45
• GRM: 4.9

CMA / ARV

• ARV (median comp): $172,412
• List price: $149,900
• Delta: -13.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Danielle Way	0.19mi	2/2.0	1,248 (-1%)	2mo	$138,000	$111	88
155 Leafwood Way	0.23mi	2/2.0	1,248 (-1%)	1mo	$185,000	$148	87
246 Danielle Way	0.14mi	2/2.0	1,162 (-8%)	1mo	$190,000	$164	80
76 Redwood Ln	0.36mi	2/2.0	1,200 (-5%)	2mo	$92,000	$77	74
46 Cedar Cir	0.37mi	2/2.0	1,220 (-3%)	7mo	$70,000	$57	71
276 Meadowrock Way	0.43mi	2/2.0	1,344 (+7%)	1mo	$180,000	$134	68
342 Danielle Way	0.20mi	2/2.0	1,440 (+14%)	5mo	$155,000	$108	62
440 Nugget	0.18mi	2/2.0	1,444 (+15%)	7mo	$219,000	$152	61
95 Shadowbrook Ct	0.30mi	2/2.0	1,440 (+14%)	4mo	$170,000	$118	59
320 Stonebrook Dr	0.35mi	2/2.0	1,440 (+14%)	5mo	$165,950	$115	55
330 Stonebrook Dr	0.35mi	2/2.0	1,440 (+14%)	7mo	$206,450	$143	54
230 Northlake Dr	0.39mi	2/1.5	1,440 (+14%)	7mo	$299,500	$208	50

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: 26.4%
• Equity multiple: 2.07×
• Total profit: $45,111
• Equity at exit: $22,351

10-year hold

• IRR: 33.2%
• Equity multiple: 3.85×
• Total profit: $119,660
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,142

Break-even live

Break-even rent $1,116

Max offer price $149,900

Occupancy floor 50%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Caples Dr Folsom, CA	3.0	2.5	1423	$2,795	$1.96	7d	1	1.08mi
288 Marsalla Dr Folsom, CA	3.0	2.0	1130	$2,495	$2.21	43d	1	1.17mi
109 N Grant Ln Folsom, CA	2.0	2.0	1413	$2,595	$1.84	43d	1	1.27mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	1d	18	1.30mi

Listing history 14 events

1. 2026-06-18
   days on market $149,900 Active 43 DOM
2. 2026-06-17
   days on market $149,900 Active 42 DOM
3. 2026-06-16
   days on market $149,900 Active 41 DOM
4. 2026-06-15
   days on market $149,900 Active 40 DOM
5. 2026-06-13
   days on market $149,900 Active 38 DOM
6. 2026-06-13
   days on market $149,900 Active 37 DOM
7. 2026-06-09
   days on market $149,900 Active 34 DOM
8. 2026-06-08
   days on market $149,900 Active 33 DOM
9. 2026-06-07
   days on market $149,900 Active 32 DOM
10. 2026-06-05
    days on market $149,900 Active 29 DOM
11. 2026-06-03
    days on market $149,900 Active 28 DOM
12. 2026-06-02
    days on market $149,900 Active 27 DOM
13. 2026-06-01
    days on market $149,900 Active 26 DOM
14. 2026-05-31
    days on market $149,900 Active 25 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $397 · $33/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$742/yr (+$62/mo · 186.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $30,734
• − Mortgage interest: −$8,397
• − Property taxes: −$397
• − Insurance: −$750
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$4,361
• Taxable income: $11,913
• Est. tax owed @ 24.0%: −$2,859
• After-tax cash flow: $10,841/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

+0.4%/yr

Latest (2025): $397 · -2.0% YoY. Source: county tax records.