10035 Mills Station Rd #129 · Rancho Cordova, CA 95827

$80,000

2 bd · 2.0 ba · 1,329 sqft · Manufactured · 29 Days on market

Built 1968 Average condition $60/sqft · 43% below area Est $140k · 43% under

---

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
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional opportunity awaits at 10035 Mills Rd #129, Sacramento, CA, USA, presenting an inviting mobile home that is ready to move into. This property offers newer AC/heater, close to the freeway, corner lot pool/spa club house. The living room offers a distinctive wood wall, creating a warm and inviting ambiance perfect for relaxation and personal enjoyment. This feature contributes to an appealing aesthetic, providing a serene backdrop for everyday living. Within the kitchen, a thoughtful design features a practical backsplash, a convenient kitchen peninsula, and a functional stovetop, all complemented by another charming wood wall. This space is well-appointed for culinary pursuits,

Key facts

• Functional stovetop
• Practical backsplash
• Newer ac heater

Tags

• NEWER AC HEATER
• CORNER LOT POOL SPA CLUB HOUSE
• DISTINCTIVE WOOD WALL
• PRACTICAL BACKSPLASH
• KITCHEN PENINSULA
• FUNCTIONAL STOVETOP

Property features AI

Finance

• Financial info: Land lease amount listed: $1,050
• HOA & community: No association; Not a senior community; Land lease: No

Exterior

• Parking: Attached parking
• Utilities: Electric: Other; Sewer: Other; Water source: None; Utilities: Other
• Home design: Manufactured in park (double wide); Built in 1968
• Construction: Metal roof; Other roof material; Manufactured home make: Lancer
• Exterior features: Storage shed(s); Additional storage area; Other lot features

Interior

• Kitchen: Gas cooktop; Hood over range; Double oven; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Double sinks in bathroom(s)
• Heating & cooling: Central air; Ceiling fan(s); Heating: Other
• Interior features: Enclosed patio; Great room; Formal dining area; Storage area (interior)
• Laundry & utility: Washer included; Laundry closet located inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 109 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 2.4% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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. Crime grade is D 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?
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: 2.53% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.88%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $139,900
• List price: $80,000
• Delta: -42.82%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2950 Routier Rd #45	0.31mi	2/2.0	1,344 (+1%)	9mo	$90,000	$67	76
102 Countess Way #102	0.14mi	3/2.0 (+1)	1,248 (-6%)	6mo	$127,500	$102	73
3116 Tory Ln	0.34mi	2/2.0	1,368 (+3%)	10mo	$68,000	$50	71
10035 Mills Sta #7	0.05mi	2/2.0	1,200 (-10%)	14mo	$105,000	$88	70
10035 Mills Station Rd #42	0.10mi	3/2.0 (+1)	1,440 (+8%)	10mo	$150,000	$104	68
2950 Routier Rd #42	0.28mi	3/2.0 (+1)	1,384 (+4%)	10mo	$120,000	$87	67
10035 Mills Station Rd #26	0.12mi	2/2.0	1,140 (-14%)	6mo	$82,000	$72	66
2950 Routier Rd #73	0.34mi	3/2.0 (+1)	1,300 (-2%)	13mo	$149,950	$115	65
3106 Redcoat Ln	0.33mi	3/2.0 (+1)	1,456 (+10%)	2mo	$245,000	$168	62
2950 Routier #48	0.34mi	3/2.0 (+1)	1,248 (-6%)	14mo	$160,000	$128	58
3126 Tory Ln #86	0.39mi	3/2.0 (+1)	1,440 (+8%)	11mo	$167,000	$116	53
2950 Routier Rd #9	0.28mi	3/2.0 (+1)	1,490 (+12%)	12mo	$169,000	$113	51

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 53.6%
• Equity multiple: 3.34×
• Total profit: $52,315
• Equity at exit: $11,928

10-year hold

• IRR: 58.5%
• Equity multiple: 6.64×
• Total profit: $126,395
• Equity at exit: $6,917

Cash invested: $22,400 (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 95827

• Rents YoY: 2.4%
• Active inventory: 109
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,043

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 43%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 Routier Rd Sacramento, CA	1.0–2.0	1.0–2.0	790	$1,995	$2.53	2d	15	0.21mi
2850 La Loma Dr Rancho Cordova, CA	2.0	1.0	920	$1,800	$1.96	7d	1	0.49mi
3250 Laurelhurst Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	1015	$2,275	$2.24	1d	6	0.50mi
3329 Routier Rd Unit 3329 Sacramento, CA	2.0	1.0	979	$2,000	$2.04	43d	1	0.50mi
10169 Crawford Way Sacramento, CA	2.0	1.0	917	$2,150	$2.34	23d	1	0.52mi
2625 El Parque Cir Unit D Rancho Cordova, CA	2.0	1.0	880	$1,800	$2.05	43d	1	0.54mi
10181 De Soto Way Unit 10181 Sacramento, CA	2.0	1.0	917	$1,950	$2.13	3d	1	0.56mi
3226 Laurelhurst Dr Rancho Cordova, CA	3.0	2.0	1008	$1,900	$1.88	23d	1	0.56mi
2961 Portsmouth Dr Unit 4 Rancho Cordova, CA	2.0	1.5	900	$1,650	$1.83	11d	1	0.58mi
10281 Mills Station Rd Unit 12 Rancho Cordova, CA	3.0	2.0	1100	$2,200	$2.00	4d	1	0.58mi
10108 Malaga Way Rancho Cordova, CA	2.0	1.0	765	$1,776	$2.32	7d	1	0.59mi
10158 De Soto Way Sacramento, CA	2.0	1.0	900	$2,000	$2.22	16d	1	0.60mi
10136 Ellenwood Ave Sacramento, CA	3.0	2.5	1418	$2,375	$1.67	43d	1	0.66mi
9952 Vanguard Dr Sacramento, CA	3.0	2.0	1168	$2,450	$2.10	11d	1	0.80mi
10407 White Rock Rd Unit B Rancho Cordova, CA	2.0	1.0	1000	$2,000	$2.00	43d	1	0.82mi
10069 Lincoln Village Dr Sacramento, CA	2.0	1.0	882	$2,049	$2.32	3d	1	0.98mi
3466 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	955	$2,411	$2.52	1d	8	1.03mi
3337 Union Springs Way Sacramento, CA	3.0	2.0	1543	$2,595	$1.68	43d	1	1.23mi
3100 Explorer Dr Sacramento, CA	3.0	2.0	1380	$2,575	$1.87	16d	1	1.24mi
9849 Lincoln Village Dr Unit A Sacramento, CA	2.0	1.0	1100	$1,995	$1.81	43d	1	1.32mi
10495 Malaga Way Rancho Cordova, CA	3.0	2.0	1203	$2,495	$2.07	20d	1	1.37mi
2910 Weston Way Rancho Cordova, CA	3.0	1.0	1098	$2,460	$2.24	10d	1	1.40mi
1200 Gary Way Carmichael, CA	3.0	2.0	1414	$2,495	$1.76	14d	1	1.43mi
1111 McClaren Dr Carmichael, CA	2.0	1.0	1440	$2,335	$1.62	10d	1	1.45mi
10524 Croetto Way Rancho Cordova, CA	2.0	1.0	926	$1,400	$1.51	4d	1	1.46mi
10524 Croetto Way Unit 1 Rancho Cordova, CA	2.0	1.0	926	$1,500	$1.62	23d	1	1.46mi
3600 Kobias Ct Sacramento, CA	3.0	2.0	1257	$2,650	$2.11	23d	1	1.46mi
2643 Furmint Way Unit 3 Rancho Cordova, CA	2.0	1.0	946	$1,695	$1.79	43d	1	1.50mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $80,000 Pending 29 DOM
2. 2026-06-01
   days on market $80,000 Active 28 DOM
3. 2026-05-31
   days on market $80,000 Active 27 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 4/10 Moderate
• 🌡 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 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,243
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$2,327
• Taxable income: $11,956
• Est. tax owed @ 24.0%: −$2,869
• After-tax cash flow: $9,649/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

Average 55/100 Cosmetic rehab

This mobile home is in average condition with cosmetic repairs needed. Upgrades to paint, carpet, and cabinets would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom tiles — Some wear
• Minor Exterior siding — Weathered appearance
• Minor Carpeting — Worn areas

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpeting — New carpeting improves comfort and appearance
• Both Upgrade kitchen cabinets — New cabinets add value and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom tiles · Some wear	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Carpeting · Worn areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpeting — New carpeting improves comfort and appearance ↑
• Both Upgrade kitchen cabinets — New cabinets add value and functionality ↑

ⓘ 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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 21,742
• Household income: $85,841
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 949.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 24% Black 13% Two or more races 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Subsaharan African 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 14% Russian/Polish/Slavic 10% Other Indo-European 3%

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: ▼ -223.22%
• Current HPI: 349.4168
• Rent YoY: ▲ 2.41%
• 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