3102 Redcoat Ln · Rancho Cordova, CA 95827

$191,850

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 21 Days on market

Built 2026 Good condition Est $157k · 22% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This brand new 2025 Skyline home has 3 large bedrooms with 2 bathrooms, an open floor plan and with 9' ceilings, a large, granite kitchen island perfect for entertaining and a full kitchen stainless steel appliance package, and 10' x 12' Tuff Shed. #23700PHA002177A/B

Key facts

• Tuff shed
• Built 2026
• Listed 21 days

Tags

• GRANITE KITCHEN ISLAND
• TUFF SHED

Property features AI

Finance

• Financial info: List price $191,850

Exterior

• Home design: Single-family property (plan name: 3102 Redcoat Lane)
• Construction: Living area approximately 1512; Built recently (listing year 2026)
• Exterior features: Address: 3102 Redcoat Ln, Sacramento, CA 95827

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec home (new construction inventory type)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $189k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 109 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 34% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k 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 + 2.4% rent growth), your $54k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,972 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.88%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 Redcoat Ln	0.02mi	3/2.0	1,456 (-4%)	2mo	$245,000	$168	91
2950 Routier Rd #88	0.12mi	4/2.0 (+1)	1,512 (0%)	7mo	$157,000	$104	83
2950 Routier Rd #9	0.13mi	3/2.0	1,490 (-2%)	12mo	$169,000	$113	81
2950 Routier Rd #99	0.06mi	2/2.0 (-1)	1,536 (+2%)	11mo	$105,000	$68	80
50 Shrine Way	0.25mi	3/2.0	1,536 (+2%)	7mo	$142,000	$92	80
3126 Tory Ln #86	0.10mi	3/2.0	1,440 (-5%)	11mo	$167,000	$116	78
109 Septer	0.18mi	3/2.0	1,550 (+2%)	12mo	$150,000	$97	78
2950 Routier Rd #42	0.08mi	3/2.0	1,384 (-8%)	10mo	$120,000	$87	74
3117 Redcoat	0.06mi	4/2.0 (+1)	1,680 (+11%)	3mo	$198,000	$118	71
3116 Tory Ln	0.07mi	2/2.0 (-1)	1,368 (-10%)	10mo	$68,000	$50	67
2950 Routier Rd #45	0.08mi	2/2.0 (-1)	1,344 (-11%)	9mo	$90,000	$67	65
10035 Mills Station Rd #42	0.40mi	3/2.0	1,440 (-5%)	10mo	$150,000	$104	65

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $4,252
• Equity at exit: $28,605

10-year hold

• IRR: 11.1%
• Equity multiple: 1.84×
• Total profit: $45,377
• Equity at exit: $16,588

Cash invested: $53,718 (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 95827

• Rents YoY: 2.4%
• Active inventory: 109
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,408 high
• Mortgage (P&I): −$1,006
• Tax est. 1.5%: −$240 /mo · $2,878/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $577

Break-even live

Break-even rent $1,678

Max offer price $191,850

Occupancy floor 71%

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: $47,962
• Closing costs: $5,756
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9952 Vanguard Dr Sacramento, CA	3.0	2.0	1168	$2,450	$2.10	12d	1	0.56mi
10136 Ellenwood Ave Sacramento, CA	3.0	2.5	1418	$2,375	$1.67	44d	1	0.58mi
3250 Laurelhurst Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	1015	$2,275	$2.24	2d	6	0.79mi
10281 Mills Station Rd Unit 12 Rancho Cordova, CA	3.0	2.0	1100	$2,200	$2.00	4d	1	0.87mi
3337 Union Springs Way Sacramento, CA	3.0	2.0	1543	$2,595	$1.68	44d	1	0.94mi
3100 Explorer Dr Sacramento, CA	3.0	2.0	1380	$2,575	$1.87	16d	1	0.95mi
9849 Lincoln Village Dr Unit A Sacramento, CA	2.0	1.0	1100	$1,995	$1.81	44d	1	1.07mi
3600 Kobias Ct Sacramento, CA	3.0	2.0	1257	$2,650	$2.11	24d	1	1.21mi
1200 Gary Way Carmichael, CA	3.0	2.0	1414	$2,495	$1.76	15d	1	1.26mi
1111 McClaren Dr Carmichael, CA	2.0	1.0	1440	$2,335	$1.62	10d	1	1.27mi
9400 Appalachian Dr Sacramento, CA	4.0	2.0	1543	$2,725	$1.77	2d	1	1.28mi
1060 Sand Bar Cir Carmichael, CA	4.0	2.0	2070	$2,995	$1.45	15d	1	1.33mi
3466 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	955	$2,411	$2.52	2d	8	1.34mi

Listing history 14 events

1. 2026-06-18
   days on market $191,850 Active 21 DOM
2. 2026-06-17
   days on market $191,850 Active 20 DOM
3. 2026-06-16
   days on market $191,850 Active 19 DOM
4. 2026-06-15
   days on market $191,850 Active 18 DOM
5. 2026-06-13
   days on market $191,850 Active 16 DOM
6. 2026-06-13
   days on market $191,850 Active 15 DOM
7. 2026-06-09
   days on market $191,850 Active 12 DOM
8. 2026-06-08
   days on market $191,850 Active 11 DOM
9. 2026-06-07
   days on market $191,850 Active 10 DOM
10. 2026-06-05
    days on market $191,850 Active 7 DOM
11. 2026-06-03
    days on market $191,850 Active 6 DOM
12. 2026-06-02
    days on market $191,850 Active 5 DOM
13. 2026-06-01
    days on market $191,850 Active 4 DOM
14. 2026-05-31
    days on market $191,850 Active 3 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,898
• − Mortgage interest: −$10,747
• − Property taxes: −$2,878
• − Insurance: −$959
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$5,581
• Taxable income: $4,110
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $5,933/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 · 3 photos

Good 80/100 None rehab

This brand new 2025 Skyline home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Adding a small shed or storage unit — Provides additional storage and enhances functionality.
• Both Upgrading the flooring in the bathrooms — Modernizes the bathrooms and improves aesthetics.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and enhances functionality.
• Both Adding a smart home system — Enhances convenience and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding a small shed or storage unit — Provides additional storage and enhances functionality. ↑
• Both Upgrading the flooring in the bathrooms — Modernizes the bathrooms and improves aesthetics. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and enhances functionality. ↑
• Both Adding a smart home system — Enhances convenience and adds value to the property. ↑

ⓘ 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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 21,742
• Household income: $85,841
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 949.0

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 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 13% Two or more races 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Subsaharan African 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 14% Russian/Polish/Slavic 10% Other Indo-European 3%

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: ▼ -223.22%
• Current HPI: 349.4168
• Rent YoY: ▲ 2.41%
• 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