6884 E Serenity Dr · Sacramento, CA 95823

$209,999

3 bd · 2.0 ba · 1,266 sqft · Manufactured · 154 Days on market

Built 2025 Excellent condition $166/sqft · 75% above area

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into elevated living with this stunning, brand-new 2025 manufactured homedesigned to impress and built for modern lifestyles. Offering a spacious 1,266 sq. ft. floor plan, this never-lived-in residence features three generously sized bedrooms and two beautiful bathrooms, combining comfort, style, and functionality. From the charming front porchperfect for morning coffee or evening relaxationto soaring 9-foot ceilings with recessed LED lighting, every detail has been thoughtfully curated. The open-concept living space is filled with natural light. The modern kitchen comes fully equipped with sleek Samsung appliances. Additional highlights include central air conditioning and heating for

Key facts

• Samsung appliances
• Front porch
• Modern kitchen

Tags

• FRONT PORCH
• 9-FOOT CEILINGS
• RECESSED LED LIGHTING
• OPEN-CONCEPT LIVING SPACE
• MODERN KITCHEN
• SAMSUNG APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living F.
• 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 flat; 181 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 41% of the median local income ($67k/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 $6k 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 154 days — a 12% lower offer ($185k) 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 $184,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $120,196
• List price: $209,999
• Delta: 74.71%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6882 N Tranquility Dr	0.07mi	3/2.0	1,248 (-1%)	2mo	$85,000	$68	92
3317 Turnbridge Dr	0.05mi	3/2.0	1,152 (-9%)	5mo	$120,000	$104	78
7005 Pleasure Ln	0.12mi	3/2.0	1,440 (+14%)	12mo	$122,000	$85	62
1 Bentley Ave	0.60mi	2/2.0 (-1)	1,258 (-1%)	7mo	$145,000	$115	60
6994 Devotion Ln	0.17mi	2/2.0 (-1)	1,155 (-9%)	15mo	$140,000	$121	60
6983 Pleasure Ln	0.20mi	2/2.0 (-1)	1,440 (+14%)	9mo	$92,500	$64	56
3501 Elite Dr	0.12mi	2/2.0 (-1)	1,400 (+11%)	20mo	$105,000	$75	55
154 Cooper Ave	0.60mi	2/2.0 (-1)	1,200 (-5%)	10mo	$139,000	$116	50
6999 Pleasure Ln	0.19mi	4/2.0 (+1)	1,440 (+14%)	20mo	$150,000	$104	47
61 Maple Dr	0.71mi	3/2.0	1,400 (+11%)	8mo	$135,000	$96	43
94 Bentley Ave	0.57mi	3/2.0	1,440 (+14%)	11mo	$160,000	$111	41
63 Maple Dr	0.66mi	3/2.0	1,440 (+14%)	22mo	$167,000	$116	28

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-17,698
• Equity at exit: $31,312

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-11,505
• Equity at exit: $18,157

Cash invested: $58,800 (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 95823

• Rents YoY: 0.0%
• Active inventory: 181
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $361

Break-even live

Break-even rent $1,837

Max offer price $209,999

Occupancy floor 79%

Sensitivity live

Price	-10% $506	-5% $433	+0% $361	+5% $288	+10% $216
Rent	-10% $180	-5% $270	+0% $361	+5% $451	+10% $542
Rate	-1.0pp $466	-0.5pp $414	base $361	+0.5pp $306	+1.0pp $251

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	3d	1	0.31mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	18d	1	0.72mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	44d	1	0.74mi
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	24d	1	0.82mi
6315 Ventura St Sacramento, CA	2.0	1.0	1000	$2,000	$2.00	44d	1	0.91mi
6310 Ventura St Sacramento, CA	2.0	1.0	1000	$2,000	$2.00	44d	1	0.94mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	44d	1	0.95mi
6739 Ferrier Ct Sacramento, CA	3.0	2.0	1106	$2,325	$2.10	24d	1	1.00mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	44d	1	1.05mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.13mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	8d	1	1.13mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	3d	1	1.13mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,768	$2.26	44d	1	1.19mi
6017 40th St Sacramento, CA	2.0	2.0	1487	$1,700	$1.14	8d	1	1.25mi
2081 Wakefield Way Sacramento, CA	3.0	2.0	1409	$2,500	$1.77	20d	1	1.26mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	44d	1	1.30mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	18d	1	1.31mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	24d	1	1.32mi
7570 Wrenwood Dr Sacramento, CA	3.0	2.0	1535	$2,395	$1.56	44d	1	1.32mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	44d	1	1.32mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	44d	1	1.36mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	21d	1	1.36mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	24d	1	1.37mi
2620 Fernandez Dr Sacramento, CA	3.0	2.0	1405	$2,495	$1.78	24d	1	1.39mi
5891 28th St Sacramento, CA	3.0	2.0	1110	$2,195	$1.98	21d	1	1.40mi
5400 53rd Ave Sacramento, CA	4.0	2.5	1274	$2,450	$1.92	24d	1	1.49mi

Listing history 2 events

1. 2026-06-01
   days on market $209,999 Active 154 DOM
2. 2026-05-31
   days on market $209,999 Active 153 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,524
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$6,109
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $4,077/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

Excellent 100/100 None rehab

This brand-new 2025 manufactured home is in excellent condition with no repairs needed. It offers a spacious floor plan, modern kitchen, and two bathrooms. The home is move-in ready and has a great location with a pool and community amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior trim — Improves the home's appearance and adds value.
• Both Upgrading light fixtures — Enhances the home's curb appeal and adds value.
• Both Adding smart home features — Improves convenience and adds value to the property.
• Both Upgrading appliances — Enhances the home's appeal and adds value.
• Both Adding a smart thermostat — Improves energy efficiency and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior trim — Improves the home's appearance and adds value. ↑
• Both Upgrading light fixtures — Enhances the home's curb appeal and adds value. ↑
• Both Adding smart home features — Improves convenience and adds value to the property. ↑
• Both Upgrading appliances — Enhances the home's appeal and adds value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and adds value to the property. ↑

ⓘ 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 — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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