5833 Stonyford #122 · Foothill Farms, CA 95842

$134,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 27 Days on market

Built 1977 Est $119k · 14% over

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Why this score? — see what drove the C+ 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
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming doublewide 3-bedroom, 2-bath mobile home located in the all-ages Meadowbrook Mobile Home Park! Recently updated within the last 5 years - improvements include, updated white cabinets with gold hardware, counters and appliances, water heater, HVAC system, laminate flooring, remodeled bathrooms, and dual-pane windows throughout. The open floorplan offers a bright and comfortable living space, large bedrooms and a primary suite with spacious attached bathroom. Outside, enjoy an oversized private covered patio, a spacious fenced yard with garden beds, hybrid apple tree, and plenty of room for pets, play, or relaxing outdoors. Additional features include a large 2-car carport and extra

Key facts

• Spacious fenced yard
• Dual-pane windows
• Gold hardware

Tags

• UPDATED WHITE CABINETS
• GOLD HARDWARE
• REMODELED BATHROOMS
• DUAL-PANE WINDOWS
• SPACIOUS FENCED YARD
• GARDEN BEDS

Property features AI

Finance

• Other: Address: 5833 Stonyford #122, Sacramento, CA 95842
• Financial info: Land lease amount listed ($1,140) — verify applicability
• HOA & community: No association; Not a senior community; Not land-leased

Exterior

• Parking: Attached covered parking; Guest parking available; No garage
• Utilities: Public water; Public sewer; Cable available; Internet available; Individual electric meter; Individual gas meter
• Home design: Manufactured home in park; Double-wide; Built in 1977; Updated/remodeled
• Construction: Vinyl skirting; Manufactured construction (Bendix)
• Exterior features: Metal roof; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Dishwasher; Garbage disposal; Microwave; Dining space in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Tubs with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Great room living area; Covered carpeted patio; Synthetic countertops; Pets allowed with number and size limits
• Laundry & utility: Indoor laundry room with hookups only; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 40% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($133k) 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 $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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?
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: 1.71% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $118,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7324 Azimuth Ln #19	0.10mi	3/2.0	1,120 (-3%)	7mo	$114,900	$103	84
5832 Stonyford Ln #114	0.02mi	3/2.0	1,152 (0%)	21mo	$130,000	$113	82
7600 Golden Eye Ln #43	0.39mi	3/2.0	1,136 (-1%)	1mo	$182,500	$161	79
7425 Sylmar Ln #181	0.10mi	3/2.0	1,272 (+10%)	10mo	$140,000	$110	69
5831 Eureka	0.04mi	2/2.0 (-1)	1,238 (+8%)	14mo	$128,500	$104	69
5825 Hobbs Ln #68	0.08mi	2/2.0 (-1)	1,000 (-13%)	1mo	$100,000	$100	68
7408 Azimuth Ln #242	0.12mi	3/2.0	1,000 (-13%)	6mo	$103,000	$103	68
5839 Eureka	0.04mi	3/2.0	1,306 (+13%)	13mo	$125,000	$96	65
5913 Cackler Ln #62	0.35mi	2/2.0 (-1)	1,244 (+8%)	1mo	$126,000	$101	65
7405 Sylmar Ln #186	0.12mi	3/2.0	1,320 (+15%)	11mo	$153,000	$116	61
6005 Cackler Ln #55	0.39mi	2/2.0 (-1)	1,152 (0%)	20mo	$105,000	$91	60
7516 Scaup Ln	0.33mi	2/2.0 (-1)	1,248 (+8%)	7mo	$123,000	$99	60

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: 31.5%
• Equity multiple: 2.38×
• Total profit: $52,155
• Equity at exit: $20,114

10-year hold

• IRR: 40.4%
• Equity multiple: 5.42×
• Total profit: $166,965
• Equity at exit: $11,664

Cash invested: $37,772 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$707
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,030

Break-even live

Break-even rent $1,000

Max offer price $134,900

Occupancy floor 50%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	23d	1	0.69mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	1d	10	0.71mi
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	1d	1	0.72mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	43d	1	0.82mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	11d	1	0.83mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	14d	1	0.86mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	1d	1	0.91mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	20d	1	0.94mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	21d	1	0.96mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	1d	1	1.06mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	12d	1	1.06mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	14d	1	1.09mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	1d	1	1.09mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	1.12mi
8077 Cornerstone Way Citrus Heights, CA	4.0	2.0	1380	$2,795	$2.03	43d	1	1.20mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	1d	2	1.20mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	14d	1	1.23mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	1.23mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	1d	1	1.25mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	23d	1	1.28mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	1d	1	1.31mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	1.40mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	43d	1	1.42mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	17d	1	1.42mi
6544 Auburn Blvd Citrus Heights, CA	2.0	2.0	800	$1,850	$2.31	23d	1	1.47mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	4d	10	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $134,900 Active 27 DOM
2. 2026-06-17
   days on market $134,900 Active 26 DOM
3. 2026-06-16
   days on market $134,900 Active 25 DOM
4. 2026-06-15
   days on market $134,900 Active 24 DOM
5. 2026-06-13
   days on market $134,900 Active 22 DOM
6. 2026-06-13
   pricedays on market $134,900 Active 21 DOM
7. 2026-06-09
   days on market $144,900 Active 18 DOM
8. 2026-06-08
   days on market $144,900 Active 17 DOM
9. 2026-06-07
   days on market $144,900 Active 16 DOM
10. 2026-06-03
    days on market $144,900 Active 12 DOM
11. 2026-06-02
    days on market $144,900 Active 11 DOM
12. 2026-06-01
    days on market $144,900 Active 10 DOM
13. 2026-05-31
    days on market $144,900 Active 9 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $312 · $26/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$713/yr (+$59/mo · 228.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $27,645
• − Mortgage interest: −$7,556
• − Property taxes: −$312
• − Insurance: −$674
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$3,924
• Taxable income: $10,754
• Est. tax owed @ 24.0%: −$2,581
• After-tax cash flow: $9,783/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: 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

Property tax history

+3.9%/yr

Latest (2025): $312 · +1.4% YoY. Source: county tax records.