6209 Presidential Ln #133 · Sacramento, CA 95828

$45,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 124 Days on market

Built 1973 $47/sqft · 48% below area Est $87k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Offered 'as-is, ' with the listing price adjusted for required improvements. Double-wide with 2 bedrooms and 2 bathrooms (960 sq. ft. ) located in Capital Estates Park. Kitchen has a newer dishwasher, washer and dryer, all of which convey. Water heater has recently been replaced. Plenty of storage room or workspace with two Tuff sheds with electricity. Enjoy the community clubhouse, which includes a pool, hot tub, and outdoor shower, tennis courts, and fitness center. Located close to parks, schools, and shopping. AS IS SALE

Key facts

• Double-wide home
• Newer dishwasher
• Community clubhouse

Tags

• DOUBLE-WIDE HOME
• NEWER DISHWASHER
• TWO TUFF SHEDS
• COMMUNITY CLUBHOUSE
• OUTDOOR SHOWER
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.9% 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 soft (-0.2%/yr); 212 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($40k) 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.31% ✓
• Cap rate: 38.87%
• Cash-on-cash: 116.35%
• DSCR: 6.18
• GRM: 1.9

CMA / ARV

• ARV (median comp): $87,191
• List price: $45,000
• Delta: -48.39%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6611 Capital Cir #241	0.12mi	2/2.0	960 (0%)	14mo	$107,000	$111	82
6305 State Ln #91	0.15mi	2/2.0	960 (0%)	14mo	$102,500	$107	81
6305 Governors Ln #36	0.29mi	3/2.0 (+1)	1,080 (+12%)	11mo	$102,000	$94	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.15×
• Total profit: $64,860
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 11.70×
• Total profit: $134,816
• Equity at exit: $3,891

Cash invested: $12,600 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,222

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,253	-5% $1,237	+0% $1,222	+5% $1,206	+10% $1,191
Rent	-10% $1,068	-5% $1,145	+0% $1,222	+5% $1,298	+10% $1,375
Rate	-1.0pp $1,244	-0.5pp $1,233	base $1,222	+0.5pp $1,210	+1.0pp $1,198

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	20d	1	0.30mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	44d	2	0.37mi
5545 Sky Pkwy Sacramento, CA	1.0–2.0	1.0	716	$1,630	$2.28	18d	7	0.41mi
6921 Lewiston Way Sacramento, CA	1.0	1.0	569	$1,495	$2.63	3d	5	0.49mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	13d	1	0.59mi
6115 63rd St Unit 6304-14 Sacramento, CA	2.0	1.0	800	$1,500	$1.88	44d	1	0.67mi
6624 Lemon Hill Ave Sacramento, CA	1.0	1.0	650	$1,385	$2.13	2d	1	0.67mi
6125 Stockton Blvd Sacramento, CA	1.0	1.0	580	$1,395	$2.41	3d	5	0.69mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	8d	4	0.74mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	44d	1	0.86mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	8d	1	0.89mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	44d	1	0.92mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	24d	1	0.93mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	4d	1	0.94mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	44d	1	1.05mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	17d	1	1.12mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	44d	7	1.18mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	3d	1	1.27mi
5028 Thurman Way Sacramento, CA	1.0	1.0	600	$1,325	$2.21	3d	1	1.30mi
5102 Gordon Dr Sacramento, CA	1.0	1.0	650	$1,590	$2.45	44d	1	1.31mi
5100 Gordon Dr Sacramento, CA	1.0	1.0	650	$1,300	$2.00	44d	1	1.32mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	24d	1	1.33mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	8d	1	1.36mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	3d	1	1.36mi
7051 Bowling Dr Sacramento, CA	1.0–2.0	1.0–1.5	716	$1,445	$2.02	3d	5	1.38mi
5364 Young St Unit 6 Sacramento, CA	2.0	1.0	750	$1,545	$2.06	5d	1	1.40mi
5701 Fruitridge Rd Sacramento, CA	2.0	1.0	875	$1,495	$1.71	44d	1	1.42mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	13d	1	1.42mi
7474 La Mancha Way Sacramento, CA	1.0	1.0	676	$1,550	$2.29	8d	2	1.43mi
5630 53rd St Unit 2 Sacramento, CA	1.0	1.0	550	$995	$1.81	4d	1	1.48mi

Listing history 11 events

1. 2026-06-15
   statusdays on market $45,000 Pending 124 DOM
2. 2026-06-13
   days on market $45,000 Active 123 DOM
3. 2026-06-13
   days on market $45,000 Active 122 DOM
4. 2026-06-09
   days on market $45,000 Active 119 DOM
5. 2026-06-08
   days on market $45,000 Active 118 DOM
6. 2026-06-07
   days on market $45,000 Active 117 DOM
7. 2026-06-05
   days on market $45,000 Active 114 DOM
8. 2026-06-03
   days on market $45,000 Active 113 DOM
9. 2026-06-02
   days on market $45,000 Active 112 DOM
10. 2026-06-01
    days on market $45,000 Active 111 DOM
11. 2026-05-31
    days on market $45,000 Active 110 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,281
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$1,309
• Taxable income: $14,826
• Est. tax owed @ 24.0%: −$3,558
• After-tax cash flow: $11,102/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): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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

+1.6%/yr

Latest (2025): $72 · -4.4% YoY. Source: county tax records.