33 Hancock Dr · Roseville, CA 95678

$99,900

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 3 Days on market

Built 1980 Est $178k · 44% 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 +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! Priced to sell, this home offers incredible potential and just needs a little TLC to truly shine. Enjoy peaceful mornings and relaxing evenings with a BEAUTIFUL pond view right from your home. Residents of Diamond K Estates enjoy an active, resort-style lifestyle with amenities that include pickleball and tennis courts, bocce ball, an Olympic-size pool, Texas Hold'em, community dinners and dances, and so much more. This is a wonderful opportunity to create your dream home in a vibrant and welcoming 55+ community.

Key facts

• Pond view
• Olympic-size pool
• Pickleball courts

Tags

• POND VIEW
• PICKLEBALL COURTS
• TENNIS COURTS
• BOCCE BALL
• OLYMPIC-SIZE POOL

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount present)

Exterior

• Utilities: Gas plumbed; Public water; Public sewer
• Home design: Manufactured in park (double wide); Mountain Home make; Built in 1980
• Construction: Composition roof; Vinyl skirting
• Exterior features: Close to clubhouse

Interior

• Kitchen: Breakfast area
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Deck attached to the living room; Dining and family area combined; Breakfast area in the kitchen
• Laundry & utility: Washer and dryer included; Laundry located inside; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Cap rate 23.8% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 32% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,900

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. 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?
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: 2.73% ✓
• Cap rate: 23.84%
• Cash-on-cash: 62.67%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $178,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Lafayette	0.24mi	2/2.0	1,440 (-6%)	2mo	$135,000	$94	77
322 Kaseberg Dr	0.15mi	2/2.0	1,440 (-6%)	8mo	$169,900	$118	76
154 Brunswick	0.19mi	3/2.0 (+1)	1,440 (-6%)	2mo	$190,000	$132	74
173 Livingston	0.16mi	2/2.0	1,440 (-6%)	10mo	$120,000	$83	74
300 Lafayette Dr	0.23mi	3/2.0 (+1)	1,608 (+5%)	9mo	$180,000	$112	69
296 Lafayette Dr	0.23mi	2/2.0	1,368 (-11%)	3mo	$165,000	$121	69
227 Lafayette Dr #227	0.20mi	3/2.0 (+1)	1,624 (+6%)	11mo	$190,000	$117	67
102 Richards Dr	0.16mi	2/2.0	1,352 (-12%)	8mo	$143,900	$106	66
290 Lafayette	0.24mi	2/2.0	1,708 (+11%)	5mo	$175,900	$103	66
293 Lafayette Dr	0.23mi	2/2.0	1,368 (-11%)	6mo	$172,500	$126	65
350 Hendricks Way	0.19mi	2/2.0	1,344 (-12%)	8mo	$156,000	$116	64
255 Kirkwood Dr	0.28mi	3/2.5 (+1)	1,760 (+15%)	2mo	$134,500	$76	54

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: 60.2%
• Equity multiple: 3.63×
• Total profit: $73,509
• Equity at exit: $14,895

10-year hold

• IRR: 64.5%
• Equity multiple: 7.09×
• Total profit: $170,443
• Equity at exit: $8,638

Cash invested: $27,972 (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 95678

• Rents YoY: 1.8%
• Active inventory: 167
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,723 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $1,461

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,530	-5% $1,495	+0% $1,461	+5% $1,426	+10% $1,392
Rent	-10% $1,246	-5% $1,353	+0% $1,461	+5% $1,568	+10% $1,676
Rate	-1.0pp $1,511	-0.5pp $1,486	base $1,461	+0.5pp $1,435	+1.0pp $1,409

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	22d	1	0.42mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	2d	1	0.47mi
512 Adora Cir Roseville, CA	2.0	3.0	1225	$3,387	$2.76	5d	1	0.55mi
413 Adora Cir Roseville, CA	1.0–2.0	1.0–2.5	985	$2,863	$2.91	2d	4	0.56mi
304 Diamond Oaks Rd Roseville, CA	3.0	2.0	2116	$3,200	$1.51	11d	1	0.58mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	2d	1	0.60mi
604 Hovey Way Roseville, CA	3.0	2.0	1169	$2,695	$2.31	2d	1	0.68mi
248 Summer Grove Cir Roseville, CA	3.0	2.0	1160	$2,695	$2.32	2d	1	0.84mi
637 Shelby Ranch Ln Roseville, CA	3.0	2.0	1241	$2,700	$2.18	22d	1	0.90mi
409 Washington Blvd Roseville, CA	3.0	2.0	2000	$1,995	$1.00	2d	1	1.15mi
7950 Foothills Blvd Roseville, CA	2.0–3.0	2.0	1103	$2,380	$2.16	2d	5	1.19mi
412 Avila Dr Roseville, CA	3.0	3.0	1839	$2,900	$1.58	2d	1	1.35mi
201 Sapphire Ct Roseville, CA	3.0	3.0	1488	$2,750	$1.85	20d	1	1.41mi
174 Talmont Cir Roseville, CA	3.0	3.0	1526	$2,749	$1.80	15d	1	1.42mi
204 Sapphire Ct Roseville, CA	3.0	2.0	1202	$2,775	$2.31	2d	1	1.43mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $99,900 Pending 3 DOM
2. 2026-06-01
   days on market $99,900 Active 2 DOM
3. 2026-06-01
   status $99,900 Active 1 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 ≥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: $32,676
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$2,906
• Taxable income: $16,948
• Est. tax owed @ 24.0%: −$4,067
• After-tax cash flow: $13,462/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