2 Kaseberg · Roseville, CA 95678

$189,900

3 bd · 2.0 ba · 2,000 sqft · Manufactured · 63 Days on market

Built 1979 Est $206k · 8% 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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the highly sought-after Senior Community of Diamond K Estates in West Roseville. This beautiful triple-wide home is the largest model in the community and offers exceptional space and comfort. Diamond K Estates is also the only senior community in the area featuring two-car garages. This well-maintained home features three spacious bedrooms, including a large primary suite with a walk-in closet. The home offers both a generous family room and a separate living room, providing plenty of space for relaxing or entertaining guests. Step inside and discover a true buyer's delight, showcasing pride of ownership and thoughtful care throughout. Diamond K Estates is an active senior commu

Key facts

• Olympic-size pool
• Clubhouse
• Living room

Tags

• TWO-CAR GARAGES
• FAMILY ROOM
• LIVING ROOM
• OLYMPIC-SIZE POOL
• CLUBHOUSE
• BILLIARDS ROOM

Property features AI

Finance

• Financial info: Land lease: No (note: a land lease amount field is present but not included per instructions)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Boat storage available; Garage door opener; Guest parking available
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Cable available; Internet available; Gas plumbed with individual gas meter; 220V in kitchen and in laundry
• Home design: Manufactured home in park; Triple-wide; Built in 1979; Golden West / Country Estates manufacturer
• Construction: Composition roof; Skirting: aluminum and wood
• Exterior features: Auto sprinkler front and rear

Interior

• Kitchen: Breakfast area; Pantry cabinet; Ceramic countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s); Fireplace heating (decorative electric)
• Interior features: Cathedral/vaulted living room ceiling; One decorative electric fireplace in the living room; Carpeted and covered/enclosed deck/patio area; Pets allowed
• Laundry & utility: Washer and dryer included; Gas hookup in laundry; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 167 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 35% of the median local income ($101k/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.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Schools are B-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?
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: 1.55% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $206,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Kaseberg Dr	0.17mi	2/2.0 (-1)	2,160 (+8%)	1mo	$175,000	$81	73
27 Hancock Dr	0.15mi	2/2.0 (-1)	1,790 (-10%)	0mo	$189,000	$106	70
144 Kaseberg Dr	0.20mi	2/2.0 (-1)	1,788 (-11%)	8mo	$153,000	$86	61
255 Kirkwood Dr	0.35mi	3/2.5	1,760 (-12%)	2mo	$134,500	$76	60
290 Lafayette	0.15mi	2/2.0 (-1)	1,708 (-15%)	5mo	$175,900	$103	59
128 Kaseberg Dr	0.28mi	3/2.5	1,840 (-8%)	17mo	$215,500	$117	58
140 Kaseberg Dr	0.24mi	2/2.0 (-1)	2,108 (+5%)	21mo	$235,000	$111	58

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.57×
• Total profit: $30,095
• Equity at exit: $28,315

10-year hold

• IRR: 22.2%
• Equity multiple: 2.78×
• Total profit: $94,784
• Equity at exit: $16,419

Cash invested: $53,172 (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 95678

• Rents YoY: 1.8%
• Active inventory: 167
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,943 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $1,012

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 61%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Diamond Oaks Rd Roseville, CA	3.0	2.0	2116	$3,200	$1.51	10d	1	0.49mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	1d	1	0.54mi
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	21d	1	0.54mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	1d	1	0.57mi
409 Washington Blvd Roseville, CA	3.0	2.0	2000	$1,995	$1.00	1d	1	1.03mi
2301 Aldridge Ln Roseville, CA	4.0	3.0	2310	$3,100	$1.34	16d	1	1.13mi
1422 Lorimer Way Roseville, CA	4.0	2.0	1650	$2,795	$1.69	1d	1	1.22mi
523 Cascade Dr Roseville, CA	4.0	3.0	2616	$3,395	$1.30	14d	1	1.25mi
412 Avila Dr Roseville, CA	3.0	3.0	1839	$2,900	$1.58	1d	1	1.29mi
201 Sapphire Ct Roseville, CA	3.0	3.0	1488	$2,750	$1.85	19d	1	1.31mi
129 Vernon St Apt 403 Roseville, CA	2.0	2.0	2112	$4,500	$2.13	7d	1	1.41mi
120 Ivy St Roseville, CA	3.0	2.5	1525	$2,595	$1.70	1d	1	1.41mi
174 Talmont Cir Roseville, CA	3.0	3.0	1526	$2,749	$1.80	14d	1	1.45mi

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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,312
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,825
• − Management: −$2,825
• − Depreciation: −$5,524
• Taxable income: $9,702
• Est. tax owed @ 24.0%: −$2,329
• After-tax cash flow: $9,820/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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

Amenities C Commute A+ 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: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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