5835 Eureka Ln #98 · Foothill Farms, CA 95842

$82,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 26 Days on market

Built 1978 Est $99k · 17% 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 +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Newly Painted White!! Welcome to this charming 2-bedroom, 2-bath home in the desirable Foothill Farms community of Sacramento! Step inside to a bright and inviting living room featuring laminate flooring, large windows that fill the space with natural light, and a versatile sunroom perfect for relaxing, entertaining, or creating your ideal home office retreat. The kitchen showcases sleek black cabinetry and stainless steel appliances, offering both style and functionality for everyday living and hosting guests. The primary bedroom features a private ensuite bathroom complete with a vanity and glass-enclosed shower for added comfort and convenience. Enjoy access to nearby parks and community

Key facts

• Bright living room
• Versatile sunroom
• Black cabinetry

Tags

• BRIGHT LIVING ROOM
• VERSATILE SUNROOM
• BLACK CABINETRY
• STAINLESS STEEL APPLIANCES
• PRIVATE ENSUITE BATHROOM
• GLASS ENCLOSED SHOWER

Property features AI

Finance

• Other: Located in a community that is not a senior-only park
• Financial info: Land lease: No
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; 220V outlet in laundry; Public water; Public sewer
• Home design: Manufactured in park; Double wide; Built in 1978
• Construction: Metal roof; Vinyl skirting; Skyline manufactured home
• Exterior features: Carport awning; Backyard; Front yard; Fenced yard; Shed(s) for additional storage

Interior

• Kitchen: Free-standing gas range; Range hood; Dishwasher; Disposal; Laminate counters
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Cooling (other)
• Interior features: Screened room; Storage area; Great room; Dining and living area combined
• Laundry & utility: Washer and dryer included; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.7% 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+; 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.
• Zoned schools: Foothill Oaks Elementary (502 students, 81% FRL); Foothill Ranch Middle (453 students, 94% FRL); Foothill High (1,251 students, 91% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 132 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% 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 $567 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($81k) 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 $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 2.39% ✓
• Cap rate: 20.66%
• Cash-on-cash: 51.31%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $98,880
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5825 Hobbs Ln #68	0.04mi	2/2.0	1,000 (+4%)	1mo	$100,000	$100	90
7408 Azimuth Ln #242	0.14mi	3/2.0 (+1)	1,000 (+4%)	6mo	$103,000	$103	77
5921 Cackler Ln	0.39mi	2/2.0	960 (0%)	8mo	$100,000	$104	75
7320 Azimuth Ln #18	0.11mi	2/2.0	832 (-13%)	8mo	$86,000	$103	66
5832 Hobbs Ln #46	0.06mi	3/2.0 (+1)	860 (-10%)	16mo	$94,900	$110	62
7421 Azimuth	0.17mi	2/2.0	820 (-15%)	9mo	$85,900	$105	60
6913 Cackler	0.44mi	2/1.0	825 (-14%)	11mo	$70,000	$85	43

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: 53.1%
• Equity multiple: 3.46×
• Total profit: $56,450
• Equity at exit: $12,226

10-year hold

• IRR: 59.7%
• Equity multiple: 8.03×
• Total profit: $161,488
• Equity at exit: $7,090

Cash invested: $22,960 (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: 132
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $982

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,038	-5% $1,010	+0% $982	+5% $953	+10% $925
Rent	-10% $827	-5% $904	+0% $982	+5% $1,059	+10% $1,136
Rate	-1.0pp $1,023	-0.5pp $1,003	base $982	+0.5pp $960	+1.0pp $939

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	3d	1	0.67mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	25d	1	0.73mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	3d	10	0.76mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	16d	1	0.90mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	23d	1	1.00mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	3d	1	1.05mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	3d	2	1.16mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	16d	1	1.21mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	25d	1	1.27mi

Listing history 15 events

1. 2026-06-21
   days on market $82,000 Active 26 DOM
2. 2026-06-18
   days on market $82,000 Active 23 DOM
3. 2026-06-17
   days on market $82,000 Active 22 DOM
4. 2026-06-16
   days on market $82,000 Active 21 DOM
5. 2026-06-15
   days on market $82,000 Active 20 DOM
6. 2026-06-13
   days on market $82,000 Active 18 DOM
7. 2026-06-13
   days on market $82,000 Active 17 DOM
8. 2026-06-10
   price $82,000 Active 14 DOM
9. 2026-06-09
   days on market $79,000 Active 14 DOM
10. 2026-06-08
    days on market $79,000 Active 13 DOM
11. 2026-06-07
    days on market $79,000 Active 12 DOM
12. 2026-06-03
    days on market $79,000 Active 8 DOM
13. 2026-06-02
    days on market $79,000 Active 7 DOM
14. 2026-06-01
    days on market $79,000 Active 6 DOM
15. 2026-05-31
    days on market $79,000 Active 5 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 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: $23,519
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$2,385
• Taxable income: $11,137
• Est. tax owed @ 24.0%: −$2,673
• After-tax cash flow: $9,107/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

-2.1%/yr

Latest (2025): $143 · +1.5% YoY. Source: county tax records.