10 Leisureville Cir · Woodland, CA 95776

$210,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 36 Days on market

Built 1977 $168/sqft · 7% above area Est $196k · 7% over

---

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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• ARV discount +4.2/15.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Have you been waiting for an updated unit to come up for sale in Leisureville? Here it is! Beautifully updated kitchen & baths, plus newer dual paned windows and laminate flooring throughout. Situated on a generously sized lot, the outdoor space offers endless possibilities for gardening, relaxing or hosting guests. Additional highlights include a spacious enclosed patio, 2 sheds and wonderful carport ramp for easy navigation in & out. Ideally located just steps to the mailbox, clubhouse or pool, you will love the convenience and lifestyle this home provides. Easy commute to shopping or restaurants & minutes away from UCD or Sac International Airport! Whether you're lookin

Key facts

• Laminate flooring
• Updated baths
• Dual paned windows

Tags

• UPDATED KITCHEN
• UPDATED BATHS
• DUAL PANED WINDOWS
• LAMINATE FLOORING
• ENCLOSED PATIO
• 2 SHEDS

Property features AI

Finance

• Other: Close to clubhouse
• HOA & community: No association; Located in a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Covered parking; Guest parking available; No garage
• Utilities: Public water; Public sewer; 220V in kitchen; Cable available; Internet available
• Home design: Manufactured home (double wide) in a park; Built in 1977
• Construction: Vinyl skirting; Guerdon make; Other roof type
• Exterior features: Carport awning; Shed(s); Close to clubhouse; Regular-shaped site

Interior

• Kitchen: Free-standing gas range; Dishwasher; Disposal; Microwave; Pantry cabinet; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Accessible approach with ramp; Dual pane full windows; Enclosed porch/patio and porch with steps; Breakfast nook and dining/family combo; Living room with flexible layout
• Laundry & utility: Washer and dryer included in an interior laundry room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $374 ($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: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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-, 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.
• Zoned schools: Woodland Prairie Elementary (755 students, 86% FRL); Douglass Middle (808 students, 76% FRL); Pioneer High (math 40% / reading 62%, grade D+, #319 of 1,170 statewide, top 28%, 1,635 students, 71% FRL) — zoned schools average 78% FRL vs 54% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 99 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

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.
• 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1977 — 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 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?
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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $195,710
• List price: $210,000
• Delta: 7.30%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Sand Point St	0.08mi	2/2.0	1,248 (0%)	19mo	$155,000	$124	80
139 Leisureville Cir	0.11mi	2/2.0	1,344 (+8%)	3mo	$208,500	$155	80
71 Dual Wide Dr	0.10mi	2/2.0	1,152 (-8%)	6mo	$187,500	$163	77
36 Leisureville Cir	0.05mi	2/2.0	1,152 (-8%)	16mo	$155,000	$135	71
59 Embassy Dr	0.12mi	2/2.0	1,373 (+10%)	23mo	$265,000	$193	58
840 Bourn Dr	0.73mi	3/2.0 (+1)	1,080 (-14%)	14mo	$199,000	$184	27

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,462
• Equity at exit: $31,312

10-year hold

• IRR: 10.2%
• Equity multiple: 1.88×
• Total profit: $51,551
• 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 95776

• Home prices YoY: -30.2%
• Rents YoY: 5.4%
• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $374

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 79%

Sensitivity live

Price	-10% $519	-5% $447	+0% $374	+5% $301	+10% $229
Rent	-10% $191	-5% $283	+0% $374	+5% $465	+10% $557
Rate	-1.0pp $480	-0.5pp $427	base $374	+0.5pp $320	+1.0pp $264

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1180 Matmor Rd Woodland, CA	2.0	1.0–2.0	893	$1,850	$2.07	4d	3	0.19mi
1455 Hoover Ct Woodland, CA	3.0	2.0	1100	$2,700	$2.45	19d	1	0.46mi
1737 6th St Woodland, CA	1.0–2.0	1.0	675	$2,034	$3.01	5d	8	0.57mi
547 Johnston St Woodland, CA	2.0	1.0	750	$1,950	$2.60	25d	1	0.72mi
575 Matmor Rd Woodland, CA	1.0–2.0	1.0–2.0	840	$2,151	$2.56	0d	6	0.83mi
1080 Barnes Cir Woodland, CA	3.0	2.0	1242	$2,700	$2.17	6d	1	0.99mi
1231 1/2 Eunice Dr Woodland, CA	2.0	2.5	1196	$2,400	$2.01	45d	1	1.16mi
29 Southwood Dr Woodland, CA	3.0	1.0	1120	$2,595	$2.32	45d	1	1.21mi
135 3rd St Woodland, CA	1.0	1.0	726	$1,600	$2.20	13d	1	1.29mi
150 Lincoln Ave Woodland, CA	2.0	2.0	870	$2,100	$2.41	25d	1	1.32mi
125 College St Unit 4 Woodland, CA	1.0	1.0	700	$1,525	$2.18	6d	1	1.43mi
448 Grand Ave Woodland, CA	1.0	1.0	750	$1,750	$2.33	45d	1	1.44mi

Listing history 14 events

1. 2026-06-21
   days on market $210,000 Active 36 DOM
2. 2026-06-18
   days on market $210,000 Active 33 DOM
3. 2026-06-17
   days on market $210,000 Active 32 DOM
4. 2026-06-16
   days on market $210,000 Active 31 DOM
5. 2026-06-15
   days on market $210,000 Active 30 DOM
6. 2026-06-13
   days on market $210,000 Active 28 DOM
7. 2026-06-09
   days on market $210,000 Active 24 DOM
8. 2026-06-08
   days on market $210,000 Active 23 DOM
9. 2026-06-07
   days on market $210,000 Active 22 DOM
10. 2026-06-05
    days on market $210,000 Active 19 DOM
11. 2026-06-03
    pricedays on market $210,000 Active 18 DOM
12. 2026-06-02
    days on market $225,000 Active 17 DOM
13. 2026-06-01
    days on market $225,000 Active 16 DOM
14. 2026-05-31
    days on market $225,000 Active 15 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 26 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,725
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$6,109
• Taxable income: $1,217
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $4,196/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: 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