5505 S Grove St #42 · Rocklin, CA 95677

$185,000

3 bd · 2.0 ba · 1,326 sqft · Manufactured · 14 Days on market

Built 2002 Est $138k · 34% 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 +8.6/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled 2002 manufactured home located in one of Rocklin's desirable 55+ communities! Thoughtfully updated from top to bottom within the last year, this move-in-ready home offers the perfect blend of comfort, style, and low-maintenance living. Step inside to discover a bright and inviting interior featuring a stunning remodeled kitchen, updated bathrooms, new flooring throughout, fresh interior and exterior paint, and a quiet, high-quality dishwasher that adds convenience to everyday living. Beyond the cosmetic updates, extensive improvements include new HVAC ductwork to enhance year-round comfort and efficiency. Outside, you'll appreciate the attractive new la

Key facts

• New landscaping
• Remodeled kitchen
• New flooring

Tags

• REMODELED KITCHEN
• UPDATED BATHROOMS
• NEW FLOORING
• NEW LANDSCAPING
• NEW RAILINGS
• NEW SUN SHADES

Property features AI

Finance

• HOA & community: No homeowners association; Land lease community; monthly land lease amount $1,250; Senior community

Exterior

• Parking: Off-street parking; Attached covered parking; Guest parking available; No enclosed garage
• Utilities: Public water; Public sewer; 220V outlet in kitchen; Individual electric meter; Cable available
• Home design: Manufactured home in park; Double-wide; Built in 2002; Updated/remodeled; Wood skirting
• Construction: Shingle roof; Karsten Villa make
• Exterior features: Backyard; Close to clubhouse; Front and back landscaping; Shed(s) on property

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Range hood; Dishwasher; Garbage disposal; Breakfast area
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tile surfaces; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Dual-pane windows; Great room living area; Breakfast area in kitchen; Dining bar and additional dining space in kitchen; Updated/remodeled interior; Pets allowed (cats and dogs)
• Laundry & utility: Washer and dryer included; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 10.8% vs local median 2.7% in Rocklin — 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 74/100 on livability (#136 in CA, #4,755 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: commute D+, amenities F, cost of living F.
• Rocklin Unified (suburban): math 44% / reading 65% proficiency, ranked #96 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 159 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 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.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $137,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5505 S Grove St #51	0.00mi	3/2.0	1,380 (+4%)	10mo	$135,000	$98	85
4140 Lakeside Dr	0.10mi	2/2.0 (-1)	1,248 (-6%)	1mo	$55,000	$44	80
4264 Fernwood St #54	0.24mi	3/2.0	1,300 (-2%)	8mo	$100,000	$77	79
5505 S Grove St #202	0.10mi	3/2.0	1,440 (+9%)	11mo	$218,000	$151	72
4137 Oakmont St	0.16mi	2/2.0 (-1)	1,440 (+9%)	6mo	$124,000	$86	68
4267 Fernwood St	0.25mi	2/2.0 (-1)	1,248 (-6%)	6mo	$130,000	$104	68
4271 Fernwood St	0.26mi	2/2.0 (-1)	1,440 (+9%)	1mo	$149,500	$104	68
4319 Oakwood St	0.31mi	2/2.0 (-1)	1,368 (+3%)	10mo	$151,000	$110	67
4261 Fernwood St #33	0.25mi	2/2.0 (-1)	1,440 (+9%)	7mo	$150,000	$104	63
4212 Rockwood St	0.21mi	2/2.0 (-1)	1,141 (-14%)	0mo	$158,600	$139	62
5265 Oakwood Ct	0.33mi	2/2.0 (-1)	1,440 (+9%)	8mo	$119,800	$83	58
4280 Cedarwood St #67	0.34mi	2/2.0 (-1)	1,440 (+9%)	11mo	$139,900	$97	56

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $14,588
• Equity at exit: $27,584

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $69,698
• Equity at exit: $15,995

Cash invested: $51,800 (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 95677

• Rents YoY: 2.9%
• Active inventory: 159
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $702

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 67%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 S Grove St Rocklin, CA	1.0–2.0	1.0	765	$2,100	$2.75	2d	6	0.08mi
5800 Woodside Dr Rocklin, CA	1.0–2.0	1.0–2.0	850	$2,239	$2.63	3d	4	0.42mi
4769 Racetrack Cir Rocklin, CA	3.0	2.0	1148	$2,950	$2.57	44d	1	0.63mi
4710 El Cid Ct Rocklin, CA	3.0	2.0	1546	$2,575	$1.67	22d	1	0.90mi
3041 Twin Creeks Ln Rocklin, CA	3.0	2.0	986	$2,695	$2.73	24d	1	1.27mi
5051 El Don Dr Rocklin, CA	2.0	2.0	1125	$2,270	$2.02	2d	7	1.31mi
1501 Cobble Creek Cir Rocklin, CA	1.0–2.0	1.0–2.0	881	$2,300	$2.61	2d	7	1.32mi
2601 Chalmette Ct Rocklin, CA	3.0	2.5	1724	$2,800	$1.62	3d	1	1.36mi
6115 Brookside Cir Rocklin, CA	2.0	3.0	1102	$2,706	$2.46	4d	1	1.42mi
6115 Brookside Cir Rocklin, CA	3.0	3.0	1150	$2,814	$2.45	24d	1	1.42mi
6115 Brookside Cir Rocklin, CA	3.0	3.0	1150	$2,783	$2.42	2d	1	1.42mi
5180 Rocklin Rd Rocklin, CA	1.0–2.0	1.0–2.0	857	$2,552	$2.98	2d	9	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $185,000 Active 14 DOM
2. 2026-06-17
   days on market $185,000 Active 13 DOM
3. 2026-06-16
   days on market $185,000 Active 12 DOM
4. 2026-06-15
   days on market $185,000 Active 11 DOM
5. 2026-06-13
   days on market $185,000 Active 9 DOM
6. 2026-06-13
   days on market $185,000 Active 8 DOM
7. 2026-06-09
   days on market $185,000 Active 5 DOM
8. 2026-06-08
   days on market $185,000 Active 4 DOM
9. 2026-06-07
   days on market $185,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $185,000 Active 1 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,082
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$5,382
• Taxable income: $5,824
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $7,025/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: Rocklin Unified
• NCES district ID: 0600013
• Math proficiency: 44% ▼ -19.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $82,858
• Composite: 49.58/100
• National rank: #1984
• State rank: #96 of 517 in CA

Livability — Rocklin

• Score: 74/100
• State rank: #136
• US rank: #4755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocklin, CA
• County: Placer County · 390,510 people
• City population: 73,077
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 29,206
• Household income: $105,713
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1107.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 15% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -443.08%
• Current HPI: 278.1359
• Rent YoY: ▲ 2.93%
• 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