902 Del Paso Blvd #61 · Sacramento, CA 95815

$78,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 62 Days on market

Built 2007 Good condition

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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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Come CHECK THIS OUT * * AMAZING HOME in a 55+ community, 2007 Fleetwood Manufactured home @ space 61 with what might possibly be the lowest space rent in Sacramento! Well insulated 2 bedroom 1 bath with full size washer and dryer area inside. Central heat, Dual pane windows, high efficiency ac & very well maintained with a nice 2 car carport. Clubhouse is amazing with many activities and a 24/7/365 heated pool! Public Transit (Light Rail)is just a couple minutes walk away. Downtown Sacramento 5 min away. Costco, Arden Mall are a quick 10 minute drive away. Lots of nice restaurants within walking distance. HEY FOLKS. . This IS A HARD TO FIND CATCH!

Key facts

• Practical shed
• Large clubhouse
• Kitchen peninsula

Tags

• KITCHEN PENINSULA
• DEDICATED LAUNDRY ROOM
• PRACTICAL SHED
• LARGE CLUBHOUSE
• HEATED POOL
• RV STORAGE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living 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 rising (+1.5%/yr); 99 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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 $539 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 + 1.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.13% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.63%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 2.38×
• Total profit: $30,165
• Equity at exit: $11,630

10-year hold

• IRR: 39.6%
• Equity multiple: 4.43×
• Total profit: $74,984
• Equity at exit: $6,744

Cash invested: $21,840 (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 95815

• Home prices YoY: -32.2%
• Rents YoY: 1.5%
• Active inventory: 99
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $709

Break-even live

Break-even rent $766

Max offer price $78,000

Occupancy floor 52%

Sensitivity live

Price	-10% $763	-5% $736	+0% $709	+5% $682	+10% $655
Rent	-10% $578	-5% $644	+0% $709	+5% $775	+10% $841
Rate	-1.0pp $749	-0.5pp $729	base $709	+0.5pp $689	+1.0pp $669

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Baxter Ave Unit 135 4 Sacramento, CA	1.0	1.0	700	$1,150	$1.64	45d	1	0.19mi
1119 Lochbrae Rd Apt 2 Sacramento, CA	1.0	1.0	725	$1,400	$1.93	23d	1	0.22mi
186 Globe Ave Unit 186 Sacramento, CA	2.0	1.0	937	$1,895	$2.02	24d	1	0.26mi
1501 Expo Pkwy Sacramento, CA	2.0	1.0–2.0	790	$2,799	$3.54	2d	6	0.61mi
102 Redwood Ave Unit A Sacramento, CA	2.0	1.0	1100	$2,100	$1.91	8d	1	0.63mi
2299 Grove Ave Unit 06 Sacramento, CA	1.0	1.0	575	$1,170	$2.03	2d	1	0.65mi
2299 Grove Ave Sacramento, CA	1.0	1.0	575	$895	$1.56	2d	1	0.65mi
570 Media Pl Sacramento, CA	1.0–3.0	1.0–2.0	929	$2,811	$3.02	2d	23	0.69mi
2379 Gibson St Sacramento, CA	2.0	1.0	1000	$1,850	$1.85	11d	1	0.74mi
631 Garden Hwy Unit 3202 Sacramento, CA	2.0	2.0	975	$1,795	$1.84	15d	1	0.78mi
355 El Camino Ave Sacramento, CA	1.0	1.0	650	$1,150	$1.77	20d	1	0.82mi
631 Garden Hwy Unit 6103 Sacramento, CA	2.0	2.0	975	$1,795	$1.84	2d	1	0.82mi
2321 Cambridge St Sacramento, CA	2.0	1.0	743	$1,450	$1.95	45d	1	0.99mi
2394 Oakmont St Unit 2394 Sacramento, CA	1.0	1.0	900	$1,350	$1.50	2d	1	1.00mi
729 Dixieanne Ave Sacramento, CA	1.0	1.0	575	$1,295	$2.25	2d	1	1.03mi
683 El Camino Ave Unit 8 Sacramento, CA	2.0	1.0	675	$1,395	$2.07	2d	1	1.07mi
789 Dixieanne Ave Unit D Sacramento, CA	1.0	1.0	700	$1,000	$1.43	2d	1	1.09mi
2319 Empress St Unit 3 Sacramento, CA	1.0	1.0	750	$1,550	$2.07	2d	1	1.10mi
695 Plaza Ave Sacramento, CA	1.0–2.0	1.0	625	$1,700	$2.72	2d	13	1.16mi
2408 Empress St Apt 9 Sacramento, CA	1.0	1.0	543	$1,195	$2.20	45d	1	1.18mi
2408 Empress St Unit 10 Sacramento, CA	1.0	1.0	543	$1,250	$2.30	45d	1	1.18mi
219 24th St Sacramento, CA	2.0	1.0	906	$2,275	$2.51	24d	1	1.25mi
2801 Grove Ave Sacramento, CA	2.0	1.0	669	$1,500	$2.24	2d	1	1.28mi
2720 Forrest St Unit 2 Sacramento, CA	1.0	1.0	525	$1,425	$2.71	2d	1	1.28mi
2030 C St #1 Sacramento, CA	1.0	1.0	575	$2,100	$3.65	45d	1	1.29mi
2577 Beaumont St Sacramento, CA	2.0	2.0	930	$1,900	$2.04	2d	1	1.30mi
775 N 6th St Sacramento, CA	3.0	1.0–2.0	1037	$2,862	$2.76	2d	34	1.35mi
2605 D St Sacramento, CA	1.0	1.0	560	$1,450	$2.59	5d	1	1.37mi
2605 D St Unit 1 Sacramento, CA	1.0	1.0	560	$1,450	$2.59	24d	1	1.37mi
2625 D St Sacramento, CA	2.0	1.0	1066	$2,195	$2.06	19d	1	1.38mi
300 Curran Ave Sacramento, CA	2.0	1.0	710	$1,695	$2.39	45d	1	1.39mi
3124 B St Sacramento, CA	2.0	1.0	750	$2,100	$2.80	45d	1	1.40mi
590 Las Palmas Ave Unit 7 Sacramento, CA	1.0	1.0	650	$1,075	$1.65	2d	1	1.41mi
600 Las Palmas Ave Unit 7 Sacramento, CA	1.0	1.0	550	$1,345	$2.45	15d	1	1.42mi
2827 D St Sacramento, CA	1.0	1.0	700	$1,650	$2.36	45d	1	1.43mi
315 14th St Unit 313 Sacramento, CA	2.0	1.0	900	$1,900	$2.11	45d	1	1.44mi
2812 D St Sacramento, CA	1.0–2.0	1.0	700	$1,495	$2.14	3d	3	1.45mi
331 Alhambra Blvd Unit 8 Sacramento, CA	1.0	1.0	650	$1,650	$2.54	45d	1	1.49mi
2419 F St Unit 2421 04 Sacramento, CA	2.0	1.0	900	$1,795	$1.99	45d	1	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $78,000 Active 62 DOM
2. 2026-06-18
   days on market $78,000 Active 59 DOM
3. 2026-06-17
   days on market $78,000 Active 58 DOM
4. 2026-06-16
   days on market $78,000 Active 57 DOM
5. 2026-06-15
   days on market $78,000 Active 56 DOM
6. 2026-06-13
   days on market $78,000 Active 54 DOM
7. 2026-06-13
   days on market $78,000 Active 53 DOM
8. 2026-06-09
   days on market $78,000 Active 50 DOM
9. 2026-06-08
   days on market $78,000 Active 49 DOM
10. 2026-06-07
    days on market $78,000 Active 48 DOM
11. 2026-06-03
    days on market $78,000 Active 44 DOM
12. 2026-06-02
    statusdays on market $78,000 Active 43 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 7/10 Severe FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,973
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,269
• Taxable income: $7,781
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $6,645/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2007 Fleetwood manufactured home in a 55+ community is well-maintained with a good condition score. It offers a great value with low space rent and easy access to amenities.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and increases value
• Both Upgrade kitchen appliances — Modernizes the space and attracts more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Both Upgrade kitchen appliances — Modernizes the space and attracts more buyers ↑

ⓘ 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 — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 26,658
• Household income: $60,097
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 1877.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 42% White 28% Two or more races 14% Black 12% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 28% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -213.04%
• Current HPI: 449.1398
• Rent YoY: ▲ 1.52%
• 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