6309 Marshall Dr · Foothill Farms, CA 95842

$75,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 136 Days on market

Built 1975 Good condition $71/sqft · 14% below area Est $87k · 14% 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 +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

You will love this beautiful remodeled home and the asking price makes it even better. It is located at the back of the park which means less traffic. There are 2 bedrooms and 2 full bathrooms The residents have so many activities that you will have lots of friends and lots to do.

Key facts

• Back of the park
• Remodeled home
• 2 parking spots

Tags

• REMODELED HOME
• BACK OF THE PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A; Watch: employment D+, 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.
• Market conditions: Rents rising fast (+6.5%/yr); 130 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $519 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 + 6.5% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($66k) 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 A-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. 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. 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.
8. 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.
9. 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: 2.36% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.36%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $86,834
• List price: $75,000
• Delta: -13.63%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4603 Long Branch Dr #166	0.06mi	2/2.0	1,056 (0%)	13mo	$87,500	$83	86
6300 Stagecoach Dr	0.10mi	2/2.0	1,120 (+6%)	7mo	$90,000	$80	79
6206 Gold Dust Dr	0.23mi	2/2.0	1,058 (+0%)	16mo	$105,000	$99	76
6339 Marshall Dr #146	0.07mi	2/2.0	1,080 (+2%)	23mo	$89,000	$82	73
6318 Bonanza	0.03mi	2/2.0	960 (-9%)	18mo	$110,000	$115	69
6346 Marshall Dr	0.10mi	2/2.0	940 (-11%)	11mo	$49,999	$53	68
6324 Bonanza Dr	0.02mi	2/1.0	1,200 (+14%)	20mo	$110,000	$92	55
6256 Stagecoach Dr #89	0.12mi	3/2.0 (+1)	1,213 (+15%)	18mo	$125,000	$103	49

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 · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 52.1%
• Equity multiple: 3.40×
• Total profit: $50,502
• Equity at exit: $11,183

10-year hold

• IRR: 58.8%
• Equity multiple: 7.91×
• Total profit: $145,025
• Equity at exit: $6,485

Cash invested: $21,000 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 130
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $881

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	2d	1	0.28mi
5954 Walerga Rd #1 Sacramento, CA	2.0	1.0	800	$1,345	$1.68	2d	1	0.30mi
5954 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	11d	1	0.30mi
5948 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	2d	1	0.30mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,590	$1.89	2d	8	0.32mi
6200 Osullivan Ln Sacramento, CA	2.0	2.0	1316	$1,775	$1.35	8d	1	0.39mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	2d	1	0.64mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	2d	4	0.67mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	22d	1	0.71mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	44d	1	0.72mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	3d	1	0.74mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	3d	1	0.77mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	2d	1	0.80mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	2d	3	0.85mi
6830 Walerga Rd Sacramento, CA	2.0	1.0–2.0	836	$1,752	$2.09	2d	6	0.87mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	2d	1	0.89mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	2d	1	0.89mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	2d	1	0.90mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	2d	2	0.93mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	0.94mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	2d	1	0.94mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	44d	1	0.96mi
6625 Medora Dr North Highlands, CA	3.0	1.0	972	$2,100	$2.16	11d	1	0.97mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	1.01mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	44d	3	1.01mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.05mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	1.08mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	2d	3	1.09mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	2d	1	1.09mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	8d	1	1.13mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	11d	2	1.14mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	2d	1	1.18mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	2d	1	1.19mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	2d	2	1.19mi
3844 Milton Way North Highlands, CA	3.0	1.5	972	$2,250	$2.31	2d	1	1.20mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	2d	6	1.20mi
7200 Pepperwood Knoll Ln Sacramento, CA	1.0–2.0	1.0–2.0	854	$1,855	$2.17	2d	3	1.22mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	2d	2	1.23mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	1.25mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	2d	1	1.26mi

Listing history 13 events

1. 2026-06-18
   days on market $75,000 Active 136 DOM
2. 2026-06-17
   days on market $75,000 Active 135 DOM
3. 2026-06-16
   days on market $75,000 Active 134 DOM
4. 2026-06-15
   days on market $75,000 Active 133 DOM
5. 2026-06-13
   days on market $75,000 Active 131 DOM
6. 2026-06-13
   pricedays on market $75,000 Active 130 DOM
7. 2026-06-09
   days on market $80,900 Active 127 DOM
8. 2026-06-08
   days on market $80,900 Active 126 DOM
9. 2026-06-07
   days on market $80,900 Active 125 DOM
10. 2026-06-03
    days on market $80,900 Active 121 DOM
11. 2026-06-02
    days on market $80,900 Active 120 DOM
12. 2026-06-01
    days on market $80,900 Active 119 DOM
13. 2026-05-31
    days on market $80,900 Active 118 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,260
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$2,182
• Taxable income: $9,976
• Est. tax owed @ 24.0%: −$2,394
• After-tax cash flow: $8,182/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled mobile home is in good condition with cosmetic updates, making it a solid investment with potential for both resale and rental value.

Repairs flagged

• Minor kitchen backsplash — tile appears slightly worn
• Minor bathroom vanity — slight discoloration

Value-add opportunities

• Both paint exterior trim — enhances curb appeal and resale value
• Both replace carpet in bedrooms — improves comfort and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · tile appears slightly worn	Minor	$500–3,000
bathroom vanity · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior trim — enhances curb appeal and resale value ↑
• Both replace carpet in bedrooms — improves comfort and rental appeal ↑

ⓘ 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 — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% 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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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