411 Danielle Way · Folsom, CA 95630

$149,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 11 Days on market

Built 1976 Est $113k · 32% 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
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your peaceful retreat in desirable Lakeside Village! This beautifully maintained 2 bedroom, 2 bath double wide home is located in a vibrant 55+ community just moments from the lake, scenic walking trails, and local amenities that support an active lifestyle. The open concept floor plan offers a bright and inviting atmosphere, while modern updates including luxury vinyl plank flooring and newer TREX porches provide both style and low maintenance living. The kitchen and dining area are loaded with charming arched built-ins, adding character, functionality and timeless appeal to the home's warm and welcoming interior. Additional features include two spacious 8'x 8' storage sheds, of

Key facts

• 8x 8 storage sheds
• Arched built-ins
• Community clubhouse

Tags

• SCENIC WALKING TRAILS
• LUXURY VINYL PLANK FLOORING
• NEWER TREX PORCHES
• ARCHED BUILT-INS
• 8X 8 STORAGE SHEDS
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• Other: Listing located at 411 Danielle Way, Folsom, CA 95630 (in Lakeside Village Mobile Home Park)
• Financial info: Land lease required
• HOA & community: No association; Senior community; Home located in a land-lease park (monthly land lease applies)

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public water; Public sewer; Cable available; Internet available; 220V outlet in kitchen
• Home design: Manufactured home in park; Double-wide; Golden West make; Entry directly across from clubhouse
• Construction: Built in 1976; Aluminum and vinyl skirting; Composition roof; Updated/remodeled condition
• Exterior features: Backyard; Front yard; Corner lot; Close to clubhouse; Regular-shaped lot; Shed(s)

Interior

• Kitchen: Built-in electric oven; Free-standing refrigerator; Gas cooktop; Dishwasher; Double oven; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Updated/remodeled interior; Porch steps with railing; Dual-pane windows; Great room living area; Kitchen island with laminate countertops; Dining space in kitchen; Pets allowed
• Laundry & utility: Laundry hookups inside room

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 $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.5% 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); 431 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $149,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.53% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $113,280
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Redwood Ln	0.27mi	2/1.5	960 (0%)	6mo	$82,500	$86	80
53 Birch Ln	0.33mi	2/2.0	1,000 (+4%)	2mo	$70,000	$70	76
37 Allan Ct	0.24mi	2/2.0	1,056 (+10%)	1mo	$125,000	$118	71
90 Monterey	0.43mi	2/2.0	1,000 (+4%)	9mo	$31,500	$32	65
227 Bluebird Ln	0.23mi	3/2.0 (+1)	1,000 (+4%)	16mo	$125,000	$125	64
302 Raymond Ln #102	0.14mi	2/2.0	848 (-12%)	17mo	$75,000	$88	60
60 Birch Ln	0.34mi	1/0.5 (-1)	852 (-11%)	3mo	$47,500	$56	52
8 Shady Oaks Dr	0.34mi	2/2.0	1,060 (+10%)	21mo	$130,000	$123	49
160 Overbrook	0.39mi	2/2.0	1,060 (+10%)	20mo	$175,000	$165	47
40 Shady Oaks Dr	0.27mi	2/1.0	832 (-13%)	21mo	$139,800	$168	43

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: 13.3%
• Equity multiple: 1.52×
• Total profit: $21,935
• Equity at exit: $22,351

10-year hold

• IRR: 21.2%
• Equity multiple: 2.69×
• Total profit: $70,832
• 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: 431
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $771

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 61%

Sensitivity live

Price	-10% $874	-5% $823	+0% $771	+5% $719	+10% $667
Rent	-10% $590	-5% $681	+0% $771	+5% $861	+10% $952
Rate	-1.0pp $846	-0.5pp $809	base $771	+0.5pp $732	+1.0pp $693

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 3 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	3d	3	0.46mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	2d	18	1.05mi
1000 Folsom Ranch Dr Folsom, CA	1.0–2.0	1.0–2.0	830	$2,399	$2.89	2d	18	1.35mi

Listing history 8 events

1. 2026-06-21
   days on market $149,900 Active 11 DOM
2. 2026-06-18
   days on market $149,900 Active 8 DOM
3. 2026-06-17
   days on market $149,900 Active 7 DOM
4. 2026-06-16
   days on market $149,900 Active 6 DOM
5. 2026-06-15
   days on market $149,900 Active 5 DOM
6. 2026-06-13
   days on market $149,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $149,900 Active 2 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: $27,445
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$4,361
• Taxable income: $7,299
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $7,499/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