4800 Auburn Folsom Rd #9 · Granite Bay, CA 95650

$110,000

3 bd · 2.0 ba · 1,424 sqft · Manufactured · 62 Days on market

Built 1979 Good condition 2,178 sqft lot $1400/mo HOA · 45% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Glenbrook Trails in Loomis, a highly sought-after 55+ senior community nestled among the rolling foothills of Placer County. This beautifully maintained home offers a rare opportunity to enjoy affordable living without sacrificing comfort, convenience, or lifestyle. Inside, you'll find a bright and inviting floor plan designed for easy living, featuring a spacious living area, well-appointed kitchen, and comfortable bedrooms that make everyday living effortless. Large windows bring in natural light, creating a warm and welcoming atmosphere throughout the home. Step outside and enjoy your private outdoor spaceperfect for morning coffee, gardening, or simply relaxing under the matu

Key facts

• 2,178 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Mandatory association; Monthly HOA fee; HOA covers trash; Community amenities: pool, clubhouse, barbecue, and other amenities; Senior community

Exterior

• Parking: Attached covered parking; Guest parking available; No garage
• Utilities: Public water; Public sewer; Cable available; 220V in kitchen
• Home design: Detached mobile home; Single-story; Built in 1979
• Construction: Other roof type
• Exterior features: Cul-de-sac lot; Pergola; Shed(s) / storage; Common facility pool; Private pool

Interior

• Kitchen: Built-in electric oven; Gas cooktop; Range hood; Double oven; Dishwasher; Disposal; Pantry cabinet; Laminate counters; Dining bar and formal dining area
• Bedrooms: 3 bedrooms (main level)
• Flooring: Carpet; Simulated wood
• Bathrooms: 2 full bathrooms; Tubs with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Wall and window AC units
• Interior features: Skylights in living area; Attached deck off living room; Front porch; One-level living
• Laundry & utility: Indoor laundry in its own room; 220V service in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 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 runs 32% of the median local income ($118k/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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: severe 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.86% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $239,232
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Auburn Folsom Rd #95	0.02mi	3/2.0	1,248 (-12%)	11mo	$210,000	$168	69
4800 Auburn Folsom Rd #59	0.06mi	2/2.0 (-1)	1,275 (-10%)	7mo	$180,000	$141	69

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,546
• Equity at exit: $16,401

10-year hold

• IRR: 13.1%
• Equity multiple: 2.08×
• Total profit: $33,124
• Equity at exit: $9,511

Cash invested: $30,800 (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 95650

• Active inventory: 87
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $3,141 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$1,400
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $321

Break-even live

Break-even rent $2,734

Max offer price $110,000

Occupancy floor 85%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,400 · $16,800/yr

Listing history 13 events

1. 2026-06-18
   days on market $110,000 Active 62 DOM
2. 2026-06-17
   days on market $110,000 Active 61 DOM
3. 2026-06-16
   days on market $110,000 Active 60 DOM
4. 2026-06-15
   days on market $110,000 Active 59 DOM
5. 2026-06-13
   days on market $110,000 Active 57 DOM
6. 2026-06-13
   days on market $110,000 Active 56 DOM
7. 2026-06-09
   days on market $110,000 Active 53 DOM
8. 2026-06-08
   days on market $110,000 Active 52 DOM
9. 2026-06-07
   days on market $110,000 Active 51 DOM
10. 2026-06-03
    days on market $110,000 Active 47 DOM
11. 2026-06-02
    days on market $110,000 Active 46 DOM
12. 2026-06-01
    days on market $110,000 Active 45 DOM
13. 2026-05-31
    days on market $110,000 Active 44 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 9/10 Extreme
• 🌡 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 30 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,693
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − HOA: −$16,800
• − Depreciation: −$3,200
• Taxable income: $3,301
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,063/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 75/100 Cosmetic rehab

This well-maintained manufactured home in a desirable community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both update flooring — modernizes the home and improves resale value
• Both update kitchen appliances — modernizes the kitchen and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both update flooring — modernizes the home and improves resale value ↑
• Both update kitchen appliances — modernizes the kitchen and improves resale value ↑

ⓘ 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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 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

• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 13,405
• Household income: $117,912
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 175.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -437.22%
• Current HPI: 318.2743
• 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