1399 Sacramento Ave #129 · West Sacramento, CA 95605

$170,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 65 Days on market

Built 2000

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained and spacious home located in an all-ages, pet-friendly community in West Sacramento! Built in 2000, this 1,200 sq ft home offers a functional and inviting layout featuring 2 bedrooms, 2 full bathrooms, plus a versatile office/denperfect for working from home or additional living space. Enjoy the convenience of a dedicated indoor laundry room and stay comfortable year-round with a brand new A/C unit installed in 2025. The home provides a great balance of comfort and practicality, ideal for a variety of lifestyles. The community features a refreshing pool and a welcoming atmosphere for residents of all ages. With an affordable space rent of just $800/month, thi

Key facts

• Versatile office den
• Refreshing pool
• Parking

Tags

• DEDICATED INDOOR LAUNDRY ROOM
• REFRESHING POOL
• VERSATILE OFFICE DEN

Property features AI

Finance

• Other: Lot lease amount listed as $800
• Financial info: Land lease: No (listing shows a land lease amount entry)
• HOA & community: No association; Not a senior community

Exterior

• Parking: Covered, detached parking
• Utilities: Public water; Public sewer; 220V in laundry
• Home design: Manufactured home in park; Double wide; Built in 2000
• Construction: Shingle roof; Vinyl skirting; Manufactured by Inc., Fleetwood Homes of Calif. (Suncrest make)
• Exterior features: Backyard and front yard; Regular-shaped lot; Storage shed(s)

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Dishwasher; Pantry cabinet; Skylight(s)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms with tub/shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Wood-burning fireplace (1); Porch steps and covered deck; Storage area
• Laundry & utility: Laundry inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverbank Elementary (616 students, 93% FRL); Evergreen Middle (6 students, 0% FRL); River City High (math 33% / reading 59%, grade D-, #409 of 1,170 statewide, top 36%, 2,216 students, 68% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-2.4%/yr); 52 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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.
• 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 + 0.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($160k) 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.32×
• Total profit: $15,366
• Equity at exit: $25,348

10-year hold

• IRR: 15.2%
• Equity multiple: 2.08×
• Total profit: $51,271
• Equity at exit: $14,698

Cash invested: $47,600 (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 95605

• Rents YoY: -2.4%
• Active inventory: 52
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$891
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $780

Break-even live

Break-even rent $1,291

Max offer price $170,000

Occupancy floor 61%

Sensitivity live

Price	-10% $876	-5% $828	+0% $780	+5% $731	+10% $683
Rent	-10% $600	-5% $690	+0% $780	+5% $869	+10% $959
Rate	-1.0pp $865	-0.5pp $823	base $780	+0.5pp $735	+1.0pp $691

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,597	$2.97	5d	22	0.86mi
777 5th St West Sacramento, CA	2.0	1.0–2.0	878	$10,000	$11.38	3d	15	1.21mi
2763 River Plaza Dr Sacramento, CA	1.0–3.0	1.0–2.0	848	$2,000	$2.36	0d	6	1.35mi
120 Soaring Hawk Ln Sacramento, CA	2.0	2.0	1026	$2,195	$2.14	18d	1	1.39mi
4 White Lily Ct Sacramento, CA	3.0	2.0	1270	$2,395	$1.89	45d	1	1.42mi
2227 River Plaza Dr Sacramento, CA	1.0–2.0	1.0–2.0	890	$2,230	$2.51	0d	19	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $170,000 Active 65 DOM
2. 2026-06-19
   days on market $170,000 Active 63 DOM
3. 2026-06-18
   days on market $170,000 Active 62 DOM
4. 2026-06-17
   days on market $170,000 Active 61 DOM
5. 2026-06-16
   days on market $170,000 Active 60 DOM
6. 2026-06-15
   days on market $170,000 Active 59 DOM
7. 2026-06-14
   days on market $170,000 Active 57 DOM
8. 2026-06-12
   days on market $170,000 Active 56 DOM
9. 2026-06-09
   days on market $170,000 Active 53 DOM
10. 2026-06-08
    days on market $170,000 Active 52 DOM
11. 2026-06-07
    days on market $170,000 Active 51 DOM
12. 2026-06-07
    days on market $170,000 Active 50 DOM
13. 2026-06-04
    days on market $170,000 Active 47 DOM
14. 2026-06-02
    days on market $170,000 Active 46 DOM
15. 2026-06-01
    days on market $170,000 Active 45 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $170,000 Active 44 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $686 · $57/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$606/yr (+$50/mo · 88.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 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 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,327
• − Mortgage interest: −$9,523
• − Property taxes: −$686
• − Insurance: −$850
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$4,945
• Taxable income: $6,951
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $7,686/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 14,896
• Household income: $71,924
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 554.0

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 47% White 31% Two or more races 21% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Scotch-Irish 7% Subsaharan African 4% Serbian 1%
• Foreign-born: 35% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 35% Russian/Polish/Slavic 14% Other Asian/Pacific 4%

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: ▼ -214.35%
• Current HPI: 397.7177
• Rent YoY: ▼ -2.42%
• 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