137 Davis Ave · Sacramento, CA 95823

$159,999

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 30 Days on market

Built 1978 $114/sqft · 19% above area Est $135k · 19% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity in South Wind Mobile Estates! This beautifully updated 3-bedroom, 2-bath home offers approximately 1,400 sq ft of comfortable living space and was recently remodeled just one month ago, giving it a fresh, modern feel. The property features a covered carport, washer and dryer, and space rent that conveniently includes water and trash service. With its recent upgrades, spacious layout, and move-in ready condition, this home is a rare chance to own an affordable, stylish property in a desirable community. Perfect for first-time buyers, downsizers, or anyone looking for value without sacrificing comfortthis one is ready to impress. Showings available with just one hour ad

Key facts

• Move-in ready
• Recently remodeled
• Covered carport

Tags

• COVERED CARPORT
• WASHER AND DRYER
• RECENTLY REMODELED
• MOVE-IN READY

Property features AI

Finance

• Other: Located in Sacramento County (postal code 95823); Directions provided: From Hwy 99 west on Florin Rd. Left on Luther Rd. Right onto Southwind left on Maple - Davis.
• Financial info: Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: No association; Not a senior community

Exterior

• Parking: Attached covered parking
• Utilities: Gas plumbed with individual gas meter; 220 volts in kitchen; Public sewer; Water provided by water district; No solar power production
• Home design: Manufactured in park (double wide); Homette make; Built in 1978
• Construction: Metal roof; Aluminum skirting
• Exterior features: No lot-specific features listed

Interior

• Kitchen: Ice maker; Microwave; See remarks
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring; Other flooring
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room; Breakfast nook / dining-family combo; Breakfast area
• Laundry & utility: Washer and dryer included; Laundry inside the home / inside room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 186 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 42% 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 $5k 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 + 0.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $157,599 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
4. 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?
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: 1.47% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.31%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $134,905
• List price: $159,999
• Delta: 18.60%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Maple Dr	0.07mi	3/2.0	1,400 (0%)	8mo	$135,000	$96	90
94 Bentley Ave	0.17mi	3/2.0	1,440 (+3%)	11mo	$160,000	$111	78
63 Maple Dr	0.10mi	3/2.0	1,440 (+3%)	22mo	$167,000	$116	72
47 Murata Ave	0.06mi	4/2.0 (+1)	1,440 (+3%)	21mo	$175,000	$122	70
1 Bentley Ave	0.17mi	2/2.0 (-1)	1,258 (-10%)	7mo	$145,000	$115	64
6983 Pleasure Ln	0.54mi	2/2.0 (-1)	1,440 (+3%)	9mo	$92,500	$64	58
154 Cooper Ave	0.14mi	2/2.0 (-1)	1,200 (-14%)	10mo	$139,000	$116	57
7005 Pleasure Ln	0.62mi	3/2.0	1,440 (+3%)	12mo	$122,000	$85	56
6999 Pleasure Ln	0.56mi	4/2.0 (+1)	1,440 (+3%)	20mo	$150,000	$104	48
7072 Tranquility Dr	0.55mi	4/2.0 (+1)	1,580 (+13%)	5mo	$220,000	$139	44
3501 Elite Dr	0.74mi	2/2.0 (-1)	1,400 (0%)	20mo	$105,000	$75	44
3434 Turnbridge Dr	0.69mi	3/2.0	1,560 (+11%)	8mo	$110,000	$71	42

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: 9.1%
• Equity multiple: 1.35×
• Total profit: $15,538
• Equity at exit: $23,856

10-year hold

• IRR: 15.7%
• Equity multiple: 2.10×
• Total profit: $49,307
• Equity at exit: $13,834

Cash invested: $44,800 (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: 186
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $758

Break-even live

Break-even rent $1,400

Max offer price $159,999

Occupancy floor 63%

Sensitivity live

Price	-10% $869	-5% $814	+0% $758	+5% $703	+10% $648
Rent	-10% $572	-5% $665	+0% $758	+5% $852	+10% $945
Rate	-1.0pp $839	-0.5pp $799	base $758	+0.5pp $717	+1.0pp $675

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	24d	1	0.28mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	44d	1	0.51mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	44d	1	0.52mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,768	$2.26	44d	1	0.56mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	44d	1	0.57mi
7570 Wrenwood Dr Sacramento, CA	3.0	2.0	1535	$2,395	$1.56	44d	1	0.58mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	18d	1	0.58mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	44d	1	0.77mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	8d	1	0.85mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	4d	1	0.85mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	8d	1	0.91mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	24d	1	0.95mi
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	4d	1	0.98mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	21d	1	1.04mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	44d	1	1.04mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	18d	1	1.09mi
7638 24th St Sacramento, CA	2.0	1.0	976	$1,900	$1.95	44d	1	1.10mi
4690 Brookfield Dr Sacramento, CA	4.0	2.0	1753	$2,500	$1.43	21d	1	1.13mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.22mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	44d	1	1.33mi
7663 22nd St Sacramento, CA	4.0	2.0	1800	$1,999	$1.11	24d	1	1.42mi
7826 Brizio Walk Sacramento, CA	3.0	2.5	1616	$2,950	$1.83	4d	1	1.42mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 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: $28,315
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$4,655
• Taxable income: $6,968
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $7,428/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: 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

Property tax history

+3.5%/yr

Latest (2025): $51 · -4.3% YoY. Source: county tax records.