1 Millbrook Cir · Florin, CA 95828

$155,000

2 bd · 2.0 ba · 1,728 sqft · Manufactured · 26 Days on market

Built 1980 Good condition $90/sqft · 27% below area Est $212k · 27% under $330/mo HOA · 14% 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 +27.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Spacious and impressive triple-wide home in desirable Cedarwood Resident-Owned 55+ Community - no space rent! New roof in 2021 and new heat and air conditioning in 2025 provide added comfort and peace of mind. This big and beautiful home offers a versatile floor plan with separate living, family, and dining rooms, ideal for both everyday living and entertaining. The kitchen overlooks the expansive family room featuring a cozy fireplace, built-in bar, and sliding glass door leading to the porch and large yard. The front living room is filled with natural light from large picture windows and flows into the dining area with a built-in hutch. The generous primary suite boasts a large mirrored

Key facts

• Triple-wide home
• Large yard
• Natural light

Tags

• TRIPLE-WIDE HOME
• VERSATILE FLOOR PLAN
• COZY FIREPLACE
• BUILT-IN BAR
• LARGE YARD
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Association required (monthly fee); Monthly association fee of $330; Association covers trash and water; Community amenities include pool, clubhouse, game room, RV storage, guest parking, activities; Park has pet restrictions and park interview requirement; Senior community

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Underground utilities; Public water; Public sewer
• Home design: Manufactured home in park (triple wide); Built in 1980
• Construction: Composition roof; Metal skirting; Bayshore manufactured home
• Exterior features: Covered patio and covered deck; Porch with awning; Patio awning; Storage area; Shed(s)/storage structure; Front yard landscaping; Regular-shaped lot

Interior

• Kitchen: Built-in electric oven; Gas cooktop; Hood over range; Laminate counters; Pantry cabinet; Breakfast area; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Double sinks; Sunken tub; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceiling; Wet bar; Carpeted porch/deck/patio areas; Dual-pane windows with coverings and screens; Built-in gas-start fireplace in family room
• Laundry & utility: Washer and dryer included; Laundry located inside (inside room); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.6% in Florin — 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 58/100 on livability (#673 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment D, schools D-, crime F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 212 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.51% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 5.5

CMA / ARV

• ARV (median comp): $211,668
• List price: $155,000
• Delta: -26.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Millbrook Cir	0.00mi	2/2.0	1,728 (0%)	1mo	$145,000	$84	99
162 Skybrook Ln	0.02mi	2/2.0	1,721 (-0%)	10mo	$245,000	$142	90
181 Skybrook Ln	0.06mi	2/2.0	1,664 (-4%)	9mo	$240,000	$144	84
140 Hibiscus	0.37mi	2/2.0	1,680 (-3%)	1mo	$69,500	$41	77
97 Cantabrook St	0.16mi	3/2.0 (+1)	1,560 (-10%)	1mo	$220,000	$141	71
128 Security Ln #128	0.25mi	2/2.0	1,620 (-6%)	10mo	$220,000	$136	69
23 Pina	0.39mi	2/2.0	1,680 (-3%)	14mo	$144,000	$86	66
150 Security Ln	0.19mi	3/2.0 (+1)	1,538 (-11%)	6mo	$263,000	$171	62
8504 Calais Cir	0.41mi	2/2.0	1,630 (-6%)	15mo	$250,000	$153	59
7430 Bouvais Cir	0.44mi	2/2.0	1,536 (-11%)	6mo	$225,000	$146	56
8580 Calais Cir	0.53mi	2/2.0	1,810 (+5%)	17mo	$185,000	$102	53
7855 Cottonwood Ln #74	0.67mi	3/2.0 (+1)	1,488 (-14%)	8mo	$160,000	$108	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-3,179
• Equity at exit: $23,111

10-year hold

• IRR: 3.2%
• Equity multiple: 1.19×
• Total profit: $8,460
• Equity at exit: $13,402

Cash invested: $43,400 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$330
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $448

Break-even live

Break-even rent $1,774

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $556	-5% $502	+0% $448	+5% $395	+10% $341
Rent	-10% $263	-5% $356	+0% $448	+5% $541	+10% $633
Rate	-1.0pp $526	-0.5pp $488	base $448	+0.5pp $408	+1.0pp $367

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	24d	1	0.21mi
8604 Maple Grove Ct Sacramento, CA	2.0	2.0	1557	$2,195	$1.41	8d	1	0.22mi
7756 Southbreeze Dr Sacramento, CA	3.0	2.0	1302	$2,395	$1.84	2d	1	0.45mi
8620 Tiogawoods Dr Sacramento, CA	3.0	2.0	1137	$2,750	$2.42	8d	1	0.53mi
8138 Sonoma Hills Way Sacramento, CA	3.0	2.0	1152	$2,800	$2.43	44d	1	1.42mi
8162 Morgan Hill Way Sacramento, CA	3.0	2.0	1053	$2,395	$2.27	8d	1	1.46mi
8159 Laurel Willow Ln Sacramento, CA	3.0	2.5	1214	$2,396	$1.97	5d	1	1.46mi
9071 Brevard Dr Sacramento, CA	3.0	2.0	1565	$2,495	$1.59	24d	1	1.48mi

HOA detail

• Monthly dues: $330 · $3,960/yr

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,095
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$3,960
• − Depreciation: −$4,509
• Taxable income: $3,349
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,578/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 triple-wide manufactured home in a desirable community is in good condition with a good roof and new HVAC. It offers a spacious floor plan and is move-in ready with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Install modern lighting fixtures — Enhances aesthetics and value
• Both Add modern kitchen appliances — Modernizes kitchen and enhances value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Install modern lighting fixtures — Enhances aesthetics and value ↑
• Both Add modern kitchen appliances — Modernizes kitchen and enhances 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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Florin

• Score: 58/100
• State rank: #673
• US rank: #20705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florin, CA
• County: Sacramento County · 1,539,646 people
• City population: 60,532
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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