5000 Auburn Blvd #13 · North Highlands, CA 95841

$29,995

1 bd · 1.0 ba · 420 sqft · Manufactured · 69 Days on market

Built 2009 Fair condition $71/sqft · 14% below area Est $35k · 14% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +13.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to College Oaks Mobile Home Park! This adorable community is centrally located in Sacramento. This 1 bed, 1 bath home does need some light cosmetic work, but you'll be able to move in and complete at the same time! Come see it in person today!

Key facts

• Built 2009
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 40.2% vs local median 4.1% in North Highlands — 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 61/100 on livability (#523 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment C-, crime F, amenities F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pioneer Elementary (639 students, 89% FRL); Foothill High (1,251 students, 91% FRL).
• Market conditions: Rents soft (-1.1%/yr); 83 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $900 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 + 0.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $28,195 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.46% ✓
• Cap rate: 40.24%
• Cash-on-cash: 121.23%
• DSCR: 6.39
• GRM: 1.9

CMA / ARV

• ARV (median comp): $35,000
• List price: $29,995
• Delta: -14.30%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5000 Auburn Blvd #17	0.04mi	1/1.0	408 (-3%)	3mo	$35,000	$86	91
5000 Auburn Blvd #41	0.03mi	1/1.0	432 (+3%)	7mo	$20,000	$46	88
5000 Auburn Blvd #12	0.04mi	1/1.0	432 (+3%)	11mo	$54,000	$125	84

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.39×
• Total profit: $45,282
• Equity at exit: $4,472

10-year hold

• IRR: —
• Equity multiple: 12.19×
• Total profit: $93,960
• Equity at exit: $2,593

Cash invested: $8,399 (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 95841

• Rents YoY: -1.1%
• Active inventory: 83
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $848

Break-even live

Break-even rent $262

Max offer price $29,995

Occupancy floor 32%

Sensitivity live

Price	-10% $869	-5% $859	+0% $848	+5% $838	+10% $828
Rent	-10% $743	-5% $796	+0% $848	+5% $901	+10% $954
Rate	-1.0pp $864	-0.5pp $856	base $848	+0.5pp $841	+1.0pp $833

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: $7,499
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $29,995 Active 69 DOM
2. 2026-06-18
   days on market $29,995 Active 66 DOM
3. 2026-06-17
   days on market $29,995 Active 65 DOM
4. 2026-06-16
   days on market $29,995 Active 64 DOM
5. 2026-06-15
   days on market $29,995 Active 63 DOM
6. 2026-06-13
   days on market $29,995 Active 61 DOM
7. 2026-06-13
   days on market $29,995 Active 60 DOM
8. 2026-06-09
   days on market $29,995 Active 57 DOM
9. 2026-06-08
   days on market $29,995 Active 56 DOM
10. 2026-06-07
    days on market $29,995 Active 55 DOM
11. 2026-06-03
    days on market $29,995 Active 51 DOM
12. 2026-06-02
    days on market $29,995 Active 50 DOM
13. 2026-06-01
    days on market $29,995 Active 49 DOM
14. 2026-05-31
    days on market $29,995 Active 48 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 1/10 Low
• 🌡 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 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,037
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$873
• Taxable income: $10,318
• Est. tax owed @ 24.0%: −$2,476
• After-tax cash flow: $7,705/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 · 9 photos

Fair 40/100 Cosmetic rehab

This mobile home requires minor cosmetic repairs and cleaning to be move-in ready. It offers a good starting point for a potential investor looking to renovate and increase its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and fixtures — Need cleaning
• Minor Exterior siding — Weathered appearance
• Minor Flooring — Needs cleaning

Value-add opportunities

• Both Paint and clean throughout — Enhances appearance and cleanliness
• Both Replace worn kitchen cabinets — Improves functionality and aesthetics
• Both Replace worn flooring — Enhances overall appearance and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and fixtures · Need cleaning	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Flooring · Needs cleaning	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint and clean throughout — Enhances appearance and cleanliness ↑
• Both Replace worn kitchen cabinets — Improves functionality and aesthetics ↑
• Both Replace worn flooring — Enhances overall appearance and comfort ↑

ⓘ 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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — North Highlands

• Score: 61/100
• State rank: #523
• US rank: #17613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Highlands, CA
• County: Sacramento County · 1,539,646 people
• City population: 56,900
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 20,500
• Household income: $61,054
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 1353.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Subsaharan African 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 70% English-only · Russian/Polish/Slavic 11% Spanish 7% Other Indo-European 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: ▼ -227.82%
• Current HPI: 369.8991
• Rent YoY: ▼ -1.08%
• 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