4212 Rockwood St · Rocklin, CA 95677

$179,000

2 bd · 2.0 ba · 1,141 sqft · Manufactured · 46 Days on market

Built 1976 Good condition

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside and you'll immediately notice how bright, fresh, and beautifully updated this home feels. The interior has been thoughtfully renovated with stylish finishes, updated flooring, and modern fixtures throughout, creating a clean and inviting space that is completely move-in ready. The open living and dining area offers a comfortable layout for everyday living, while the updated interior gives the home a light and welcoming feel from the moment you walk in. Located in the Sierra Lakes Mobile Home Community in Rocklin, this all-ages park offers a peaceful setting with mature trees, a community pool, and a scenic pond area with fountains and local wildlife. The location is hard to beat

Key facts

• Community pool
• Convenient access
• Updated interior

Tags

• UPDATED INTERIOR
• COMMUNITY POOL
• SCENIC POND AREA
• MATURE TREES
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Property located in Lakeside Mobile Home Community; Address: 4212 Rockwood St, Rocklin, CA 95677; Directions: From Lakeside MHC entrance continue on Lakeside Drive, turn left on Rockwood; home will be on the right.
• Financial info:
• HOA & community: No homeowners association; Not a senior community; Land lease: $1,100 (listed as land lease amount)

Exterior

• Parking: Attached covered parking
• Security:
• Utilities: 220V in laundry; Private sewer; Private water
• Home design: Manufactured in park (single wide); Built in 1976
• Construction: Aluminum skirting; Other roof
• Exterior features: Storage shed(s); Corner lot

Interior

• Kitchen: Free standing gas range; Dishwasher; Microwave; Stone counters
• Bedrooms: 2 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Porch; Dual-pane full windows; Stone countertops; Formal dining area; Living room with flexible layout
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.7% in Rocklin — 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 74/100 on livability (#136 in CA, #4,755 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: commute D+, amenities F, cost of living F.
• Rocklin Unified (suburban): math 44% / reading 65% proficiency, ranked #96 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 161 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

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.
• 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 + 2.9% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $118,664
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 Rockwood St	0.00mi	2/2.0	1,141 (0%)	0mo	$158,600	$139	100
4288 Fernwood St #48	0.09mi	2/2.0	1,152 (+1%)	15mo	$65,000	$56	82
5505 South Grv #60	0.21mi	2/2.0	1,152 (+1%)	12mo	$125,000	$109	79
4140 Lakeside Dr	0.20mi	2/2.0	1,248 (+9%)	1mo	$55,000	$44	74
4267 Fernwood St	0.13mi	2/2.0	1,248 (+9%)	6mo	$130,000	$104	73
5505 S Grove St #113	0.21mi	3/2.0 (+1)	1,164 (+2%)	15mo	$112,000	$96	69
4160 Oakridge St	0.16mi	2/2.0	1,080 (-5%)	22mo	$160,000	$148	65
4264 Fernwood St #54	0.12mi	3/2.0 (+1)	1,300 (+14%)	8mo	$100,000	$77	60
4311 Oakwood St	0.12mi	2/2.0	1,296 (+14%)	16mo	$115,000	$89	58
5505 S Grove St #15	0.21mi	3/2.0 (+1)	1,293 (+13%)	20mo	$169,000	$131	46

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $8,475
• Equity at exit: $26,689

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $55,281
• Equity at exit: $15,477

Cash invested: $50,120 (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 95677

• Rents YoY: 2.9%
• Active inventory: 161
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $590

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 69%

Sensitivity live

Price	-10% $714	-5% $652	+0% $590	+5% $529	+10% $467
Rent	-10% $408	-5% $499	+0% $590	+5% $682	+10% $773
Rate	-1.0pp $681	-0.5pp $636	base $590	+0.5pp $544	+1.0pp $497

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 S Grove St Rocklin, CA	1.0–2.0	1.0	765	$2,100	$2.75	2d	6	0.23mi
4769 Racetrack Cir Rocklin, CA	3.0	2.0	1148	$2,950	$2.57	44d	1	0.52mi
5800 Woodside Dr Rocklin, CA	1.0–2.0	1.0–2.0	850	$2,239	$2.63	4d	4	0.60mi
5051 El Don Dr Rocklin, CA	2.0	2.0	1125	$2,270	$2.02	2d	7	1.15mi
1501 Cobble Creek Cir Rocklin, CA	1.0–2.0	1.0–2.0	881	$2,300	$2.61	2d	7	1.15mi
6250 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	24d	1	1.18mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	828	$1,995	$2.41	13d	1	1.19mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	22d	1	1.19mi
5180 Rocklin Rd Rocklin, CA	1.0–2.0	1.0–2.0	857	$2,552	$2.98	2d	9	1.27mi
5240 Rocklin Rd Rocklin, CA	2.0	1.0–2.0	809	$2,220	$2.74	2d	5	1.38mi
3041 Twin Creeks Ln Rocklin, CA	3.0	2.0	986	$2,695	$2.73	24d	1	1.45mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,199	$2.62	24d	1	1.46mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,099	$2.50	15d	1	1.46mi

Taxation est. · year 1

• Rental income: $27,760
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$5,207
• Taxable income: $4,504
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $6,005/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 move-in ready manufactured home is well-maintained with updated interiors and a good curb appeal. It offers a good investment opportunity with minor updates that could further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Rocklin Unified
• NCES district ID: 0600013
• Math proficiency: 44% ▼ -19.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $82,858
• Composite: 49.58/100
• National rank: #1984
• State rank: #96 of 517 in CA

Livability — Rocklin

• Score: 74/100
• State rank: #136
• US rank: #4755

Category grades

Amenities F Commute D+ 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: Rocklin, CA
• County: Placer County · 390,510 people
• City population: 73,077
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 29,206
• Household income: $105,713
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1107.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 15% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -443.08%
• Current HPI: 278.1359
• Rent YoY: ▲ 2.93%
• 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