8880 Auburn Folsom Rd #28 · Granite Bay, CA 95746

$57,800

1 bd · 1.0 ba · 472 sqft · Manufactured · 105 Days on market

Built 2006 Est $57k · at est.

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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
• ARV discount +7.0/15.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newer 2006 Fleetwood Home with drywall and bullnose corners with an open floor plan with vaulted ceilings located in Granite Bay All Age Park. Dining bar overlooks Great Room and large windows give plenty of light. Central Heat and Window A/C units make this home very cozy! Home shows well and has been well maintained! Close to Folsom Lake and walking trails. Shopping and schools close by.

Key facts

• Large windows
• Central heat
• Open floor plan

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• DINING BAR
• LARGE WINDOWS
• CENTRAL HEAT
• WINDOW A C UNITS

Property features AI

Finance

• Other: Located in a mobile home park (land lease noted separately); Land lease amount listed separately for park (not included here)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Off-street parking for 2 vehicles; No garage
• Utilities: Public water; Public sewer; Electric service: Other
• Home design: Manufactured home in park; Single wide; Built in 2006; Expression (Fleetwood) trade name
• Construction: Composition roof; Fiberglass and other skirting
• Exterior features: Storage and shed(s); Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Hood over range; Free-standing refrigerator; Dishwasher disposal
• Bedrooms: 1 bedroom (master bedroom listed)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Updated/remodeled interior; Dual-pane full windows; Pantry closet; Laminate counters; Kitchen/family combo with dining bar and additional space in kitchen; Storage area
• Laundry & utility: No laundry hookups inside (none listed); Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.8% vs local median 1.2% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 164 active listings in the ZIP; high-income renter base; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent is only 15% of the median local income ($183k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $400 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $52,598 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.89% ✓
• Cap rate: 34.85%
• Cash-on-cash: 101.98%
• DSCR: 5.54
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $57,112
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8880 Auburn Folsom Blvd #52	0.07mi	1/1.0	430 (-9%)	9mo	$52,000	$121	75
9060 Auburn Folsom Rd #21	0.23mi	1/1.0	490 (+4%)	20mo	$42,000	$86	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.84×
• Total profit: $78,267
• Equity at exit: $8,618

10-year hold

• IRR: —
• Equity multiple: 12.19×
• Total profit: $181,089
• Equity at exit: $4,997

Cash invested: $16,184 (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 95746

• Active inventory: 164
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$303
• Tax est. 1.5%: −$72 /mo · $867/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,375

Break-even live

Break-even rent $506

Max offer price $57,800

Occupancy floor 34%

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: $14,450
• Closing costs: $1,734
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $57,800 Active 105 DOM
2. 2026-06-17
   days on market $57,800 Active 104 DOM
3. 2026-06-16
   days on market $57,800 Active 103 DOM
4. 2026-06-15
   days on market $57,800 Active 102 DOM
5. 2026-06-13
   days on market $57,800 Active 100 DOM
6. 2026-06-13
   days on market $57,800 Active 99 DOM
7. 2026-06-09
   days on market $57,800 Active 96 DOM
8. 2026-06-08
   days on market $57,800 Active 95 DOM
9. 2026-06-07
   days on market $57,800 Active 94 DOM
10. 2026-06-03
    days on market $57,800 Active 90 DOM
11. 2026-06-02
    days on market $57,800 Active 89 DOM
12. 2026-06-01
    days on market $57,800 Active 88 DOM
13. 2026-05-31
    days on market $57,800 Active 87 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 7/10 Severe
• 🌡 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 · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,959
• − Mortgage interest: −$3,238
• − Property taxes: −$867
• − Insurance: −$289
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$1,681
• Taxable income: $16,571
• Est. tax owed @ 24.0%: −$3,977
• After-tax cash flow: $12,528/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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