4 Rocket Cir · Rancho Cordova, CA 95742

$49,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 27 Days on market

Built 1966

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

SINGLE WIDE IN TWILIGHT PARK IN RANCHO CORDOVA FOR ALL AGES. CUTE CUTE !! THIS HOME HAS BEEN RENOVATED & UPDATED. 1 BEDROOM, 1 BATH. NEWER ITEMS INCLUDE: KITCHEN WITH LAMINATE COUNTERS, STAINLESS SINK, CABINETS, BUILT IN MICROWAVE, STAINLESS REFRIGERATOR, & F/S GAS STOVE. LAMINATE FLOORING, BLINDS, BATHROOM VANITY, FAUCETS & SINK INCLUDING BEAUTIFUL CIRCULAR SHOWER STALL. HOME HAS BEEN PAINTED - INTERIOR & EXTERIOR, VINYL SKIRTING & REBUILT STEPS & PORCH FOR BOTH FRONT & BACK DOORS. MINI SPLIT SYSTEM FOR HEAT & A/C & NEWER WATER HEATER. CUTE, FRESH, CLEAN & READY FOR SOMEONE TO CALL HOME. ENJOY THE OUTDOORS IN THE SPACIOUS BACKYARD

Key facts

• Laminate flooring
• Built in microwave
• Gas stove

Tags

• KITCHEN WITH LAMINATE COUNTERS
• STAINLESS SINK
• BUILT IN MICROWAVE
• STAINLESS REFRIGERATOR
• GAS STOVE
• LAMINATE FLOORING

Property features AI

Finance

• Other: Property is not land-leased
• HOA & community: No association; Not a senior community

Exterior

• Parking: Off-street parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer; Electric: other
• Home design: Manufactured home in park; Single-wide; Built in 1966
• Construction: Vinyl skirting; Champion manufactured home
• Exterior features: Regular-shaped lot; Other roof type

Interior

• Kitchen: Laminate counters
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom; Shower stall
• Heating & cooling: Heating: see remarks / other; Cooling: see remarks / other
• Interior features: Great room living area; Laminate kitchen countertops; Pets allowed
• Laundry & utility: No laundry hookups specified

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

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 $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.5% 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.
• Folsom-Cordova Unified (urban): math 25% / reading 25% proficiency, ranked #365 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.1%/yr); 466 active listings in the ZIP; high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent is only 14% of the median local income ($156k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.1% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($49k) 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.64% ✓
• Cap rate: 32.51%
• Cash-on-cash: 93.63%
• DSCR: 5.17
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.80×
• Total profit: $94,971
• Equity at exit: $44,954

10-year hold

• IRR: 96.7%
• Equity multiple: 16.88×
• Total profit: $221,870
• Equity at exit: $96,945

Cash invested: $13,972 (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 95742

• Home prices YoY: 28.3%
• Rents YoY: 2.1%
• Active inventory: 466
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,090

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $49,900 Active 27 DOM
2. 2026-06-17
   days on market $49,900 Active 26 DOM
3. 2026-06-16
   days on market $49,900 Active 25 DOM
4. 2026-06-15
   days on market $49,900 Active 24 DOM
5. 2026-06-13
   days on market $49,900 Active 22 DOM
6. 2026-06-13
   days on market $49,900 Active 21 DOM
7. 2026-06-09
   days on market $49,900 Active 18 DOM
8. 2026-06-08
   days on market $49,900 Active 17 DOM
9. 2026-06-07
   days on market $49,900 Active 16 DOM
10. 2026-06-05
    days on market $49,900 Active 13 DOM
11. 2026-06-03
    days on market $49,900 Active 12 DOM
12. 2026-06-02
    days on market $49,900 Active 11 DOM
13. 2026-06-01
    days on market $49,900 Active 10 DOM
14. 2026-05-31
    days on market $49,900 Active 9 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,798
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$1,452
• Taxable income: $13,065
• Est. tax owed @ 24.0%: −$3,136
• After-tax cash flow: $9,946/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: Folsom-Cordova Unified
• NCES district ID: 0613890
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 25% ▼ -38.00%
• Median HH income: $75,408
• Composite: 24.49/100
• National rank: #7656
• State rank: #365 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

• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 17,768
• Household income: $155,855
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 172.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 42% Asian 28% Hispanic / Latino 15% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Subsaharan African 2%
• Foreign-born: 25% · China, South Korea, Canada
• Languages at home: 67% English-only · Other Asian/Pacific 7% Other Indo-European 7% Tagalog/Filipino 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: ▲ 52.05%
• Current HPI: 236.1388
• Rent YoY: ▲ 2.08%
• 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

Property tax history

+6.4%/yr

Latest (2025): $66 · -3.7% YoY. Source: county tax records.