313 Sunny Hills Dr · Rancho Cordova, CA 95670

$79,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 94 Days on market

Built 1966 $71/sqft · 24% below area Est $106k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One of the first things you'll notice is a large spacious lot with plenty of room to garden and an opportunity to relax outside and visit with neighbors. This double wide home with 2 bedrooms and 2 bathrooms is in the highly sought after 55+ Mobile Country Club gated community. Features include a spacious living room that opens up to a covered deck, dual paned windows, along with dining area, and an open kitchen. Indoor laundry with washer and dryer. Don't miss the storage sheds and easy access ramp from the covered parking awning. Park amenities feature a heated pool, hot tub, dog park, plus a clubhouse for social activities make this property extra special.

Key facts

• Covered deck
• Large yard
• Dual pane windows

Tags

• DUAL PANE WINDOWS
• LARGE YARD
• COVERED DECK
• STORAGE SHEDS
• OPEN VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 223 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 + 0.9% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 2.56% ✓
• Cap rate: 22.30%
• Cash-on-cash: 57.16%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $105,724
• List price: $79,900
• Delta: -24.43%
• 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
131 Royal Wood Ln	0.13mi	2/2.0	1,095 (-2%)	3mo	$140,000	$128	87
311 Sunny Hills Dr	0.02mi	2/2.0	1,200 (+7%)	5mo	$99,900	$83	82
191 Whispering Pines Dr	0.21mi	2/2.0	1,152 (+3%)	8mo	$65,000	$56	79
146 Gumtree Dr	0.27mi	2/2.0	1,100 (-2%)	10mo	$126,000	$115	76
66 Pineacre Ln	0.28mi	2/2.0	1,080 (-4%)	8mo	$126,900	$118	74
290 Sunny Hills Dr #290	0.09mi	2/2.0	960 (-14%)	0mo	$108,000	$113	72
396 Ravine Cir	0.11mi	2/2.0	1,280 (+14%)	1mo	$115,000	$90	71
172 Rolling River Ln	0.36mi	2/2.0	1,160 (+4%)	10mo	$105,000	$91	69
259 Rocky Hills Ln	0.08mi	2/1.0	990 (-12%)	6mo	$94,900	$96	68
55 Sheri Ridge Way	0.25mi	2/2.0	1,212 (+8%)	8mo	$129,900	$107	68
27 Golden Inn Way	0.20mi	2/2.0	960 (-14%)	1mo	$58,000	$60	66
192 Whispering Pines Dr	0.22mi	2/2.0	1,248 (+11%)	11mo	$65,000	$52	62

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.27×
• Total profit: $50,714
• Equity at exit: $11,913

10-year hold

• IRR: 57.6%
• Equity multiple: 6.14×
• Total profit: $115,005
• Equity at exit: $6,908

Cash invested: $22,372 (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 95670

• Rents YoY: 0.9%
• Active inventory: 223
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,066

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 43%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11260 Point East Dr Rancho Cordova, CA	1.0–2.0	1.0	615	$1,985	$3.23	2d	29	0.33mi
2437 Rashawn Dr Rancho Cordova, CA	2.0	1.0	970	$1,900	$1.96	7d	1	0.36mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,225	$2.63	2d	1	0.37mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,230	$2.63	20d	9	0.37mi
11070 Hirschfeld Way Rancho Cordova, CA	1.0–2.0	1.0	800	$1,880	$2.35	2d	4	0.44mi
11150 Trinity River Dr Rancho Cordova, CA	2.0–3.0	2.0	1091	$1,850	$1.69	43d	2	0.49mi
2220 Cemo Cir Gold River, CA	2.0–3.0	2.0	1203	$2,499	$2.08	2d	7	0.53mi
11150 Trinity River Dr #79 Rancho Cordova, CA	2.0	1.0	941	$1,980	$2.10	23d	1	0.53mi
11112 Congo River Ct Rancho Cordova, CA	3.0	2.0	1407	$2,750	$1.95	17d	1	0.55mi
10890 Coloma Rd Rancho Cordova, CA	2.0	1.0	925	$1,499	$1.62	23d	3	0.81mi
10870 Coloma Rd Rancho Cordova, CA	2.0	1.0	950	$1,499	$1.58	3d	1	0.89mi
10922 Scotsman Way Rancho Cordova, CA	2.0	2.0	1100	$2,050	$1.86	17d	1	0.93mi
2253 Zinfandel Dr Rancho Cordova, CA	3.0	2.0	1204	$2,200	$1.83	43d	1	0.93mi
10918 Scotsman Way Unit 10918 Rancho Cordova, CA	2.0	2.0	1183	$1,795	$1.52	43d	1	0.94mi
2652 Los Nogales Way Rancho Cordova, CA	2.0	2.0	1000	$2,000	$2.00	43d	1	0.99mi
1990 Benita Dr Rancho Cordova, CA	2.0	1.5	960	$2,300	$2.40	43d	1	1.00mi
2657 McGregor Dr Rancho Cordova, CA	2.0	2.0	1012	$1,595	$1.58	43d	1	1.02mi
10780 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	760	$1,515	$1.99	2d	7	1.03mi
10680 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	730	$1,889	$2.59	2d	11	1.25mi
2751 Don Juan Dr Apt 16 Rancho Cordova, CA	2.0	1.5	960	$1,875	$1.95	43d	1	1.36mi
2730 Don Juan Dr Rancho Cordova, CA	2.0	1.0	800	$1,650	$2.06	43d	2	1.42mi

Listing history 12 events

1. 2026-06-18
   days on market $79,900 Active 94 DOM
2. 2026-06-17
   days on market $79,900 Active 93 DOM
3. 2026-06-16
   days on market $79,900 Active 92 DOM
4. 2026-06-15
   days on market $79,900 Active 91 DOM
5. 2026-06-13
   days on market $79,900 Active 89 DOM
6. 2026-06-13
   days on market $79,900 Active 88 DOM
7. 2026-06-09
   days on market $79,900 Active 85 DOM
8. 2026-06-08
   days on market $79,900 Active 84 DOM
9. 2026-06-07
   days on market $79,900 Active 83 DOM
10. 2026-06-05
    days on market $79,900 Active 80 DOM
11. 2026-06-03
    days on market $79,900 Active 79 DOM
12. 2026-06-02
    statusdays on market $79,900 Active 78 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 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: $24,574
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$2,324
• Taxable income: $12,244
• Est. tax owed @ 24.0%: −$2,939
• After-tax cash flow: $9,849/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 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): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• 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

-16.8%/yr

Latest (2025): $8 · -25.7% YoY. Source: county tax records.