907 Bourn Dr #99 · Woodland, CA 95776

$269,950

4 bd · 2.0 ba · 1,326 sqft · Manufactured · 37 Days on market

Built 2025 Excellent condition $204/sqft · 37% above area Est $197k · 37% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand new 2025 Clayton Tempo Series double wide located in the Idle Wheel Mobile Home Community with affordable space rent of only $995 per month. This spacious open concept floor plan offers 4 bedrooms and 2 bathrooms designed for comfortable everyday living and entertaining. The modern kitchen and living room combo features stainless steel appliances, a hood over the range, stylish light fixtures, recessed lighting throughout, a large kitchen island, and an abundance of cabinets for storage. The primary suite offers a walk in closet and a private ensuite bathroom complete with double sinks and a shower stall. Additional highlights include an indoor utility room with washer

Key facts

• Large kitchen island
• Walk in closet
• Modern kitchen

Tags

• OPEN CONCEPT FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE KITCHEN ISLAND
• WALK IN CLOSET
• PRIVATE ENSUITE BATHROOM

Property features AI

Finance

• Other: Lot features: None
• Financial info: Land lease: No
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Assigned parking
• Utilities: Electric: Other; Public water; Public sewer
• Home design: Manufactured in-park, double wide; Clayton (CMH Manufacturing West Inc.) make; Wood skirting; Built in 2025
• Construction: Composition roof; Wood skirting
• Exterior features: Composition roof

Interior

• Kitchen: Free-standing gas range; Free-standing gas oven; Free-standing refrigerator; Range hood; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating; No cooling
• Interior features: Great room living area; Synthetic kitchen counters; Pets allowed with limits
• Laundry & utility: Indoor laundry area/room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.4% in Woodland — 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 67/100 on livability (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A, housing A; Watch: amenities C-, schools F, cost of living F.
• Woodland Joint Unified (suburban): math 34% / reading 58% proficiency, ranked #171 of 517 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 96 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 37% of the median local income ($107k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $76k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,851 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $197,000
• List price: $269,950
• Delta: 37.03%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Bourn Dr #3	0.16mi	3/2.0 (-1)	1,248 (-6%)	16mo	$230,000	$184	64

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $9,260
• Equity at exit: $40,250

10-year hold

• IRR: 14.8%
• Equity multiple: 2.33×
• Total profit: $100,770
• Equity at exit: $23,340

Cash invested: $75,586 (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 95776

• Home prices YoY: -30.2%
• Rents YoY: 5.4%
• Active inventory: 96
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,254 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,049/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $705

Break-even live

Break-even rent $2,361

Max offer price $269,950

Occupancy floor 73%

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: $67,488
• Closing costs: $8,098
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1080 Barnes Cir Woodland, CA	3.0	2.0	1242	$2,700	$2.17	4d	1	0.17mi
1455 Hoover Ct Woodland, CA	3.0	2.0	1100	$2,700	$2.45	17d	1	0.74mi
2123 Sieber Dr Woodland, CA	4.0	2.5	1760	$2,900	$1.65	14d	1	1.50mi
2123 Sieber Dr Woodland, CA	4.0	3.0	1760	$3,000	$1.70	17d	1	1.50mi

Listing history 14 events

1. 2026-06-19
   price $269,950 Active 37 DOM
2. 2026-06-18
   days on market $279,950 Active 37 DOM
3. 2026-06-17
   days on market $279,950 Active 36 DOM
4. 2026-06-16
   days on market $279,950 Active 35 DOM
5. 2026-06-15
   days on market $279,950 Active 34 DOM
6. 2026-06-13
   days on market $279,950 Active 32 DOM
7. 2026-06-09
   days on market $279,950 Active 28 DOM
8. 2026-06-08
   days on market $279,950 Active 27 DOM
9. 2026-06-07
   days on market $279,950 Active 26 DOM
10. 2026-06-05
    days on market $279,950 Active 23 DOM
11. 2026-06-03
    days on market $279,950 Active 22 DOM
12. 2026-06-02
    days on market $279,950 Active 21 DOM
13. 2026-06-01
    days on market $279,950 Active 20 DOM
14. 2026-05-31
    days on market $279,950 Active 19 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,048
• − Mortgage interest: −$15,121
• − Property taxes: −$4,049
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,124
• − Management: −$3,124
• − Depreciation: −$7,853
• Taxable income: $4,427
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $7,399/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 · 30 photos

Excellent 95/100 None rehab

This brand new 2025 Clayton Tempo Series double wide is move-in ready with excellent condition and modern features. It offers a spacious open concept floor plan, modern kitchen, and two bathrooms. The home is located in a desirable community with affordable space rent. Consider painting the exterior and interior for further value enhancement.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Flooring replacement in living areas — Improves aesthetics and value
• Both Painting interior walls — Enhances appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Flooring replacement in living areas — Improves aesthetics and value ↑
• Both Painting interior walls — Enhances appearance and 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: Woodland Joint Unified
• NCES district ID: 0643080
• Math proficiency: 34% ▲ 6.00%
• Reading proficiency: 58% ▲ 15.00%
• Median HH income: $57,556
• Composite: 40.1/100
• National rank: #3803
• State rank: #171 of 517 in CA

Livability — Woodland

• Score: 67/100
• State rank: #314
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, CA
• County: Yolo County · 212,115 people
• City population: 66,420
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,718
• Household income: $106,698
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 654.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Asian 13% Black 2%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 31% Other Indo-European 7% Chinese 2%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.41%
• Current HPI: 276.202
• Rent YoY: ▲ 5.40%
• 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