88 Village Cir · Sacramento, CA 95838

$134,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 15 Days on market

Built 2022 Fair condition Est $137k · at est.

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Fire SALE ! Must be sold by mid May! Own a 2022, 3 bedroom, 2 bath home for a $159,900. First thing you will notice is the tray living-room ceiling for that extra height! An open floor plan with a dedicated area for dining. Down the hall is a laundry room with cabinets above, hall bathroom, 2 large kid rooms and the primary bedroom with a linen closet, private bathroom with walk-in shower. Home sits on a low maintenance corner lot, long concrete driveway, shed and good size back and side yards! Current space rent is $968 plus utilities (averages about $1,250/month) Serial: SAC038704CAA/B''

Key facts

• Open floor plan
• Parking
• Built 2022

Tags

• TRAY LIVING-ROOM CEILING
• OPEN FLOOR PLAN
• DEDICATED AREA FOR DINING
• LAUNDRY ROOM WITH CABINETS
• LOW MAINTENANCE CORNER LOT
• LONG CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Part of a community with 237 units; Not a senior community
• Financial info: Land lease amount: $1,135
• HOA & community: No homeowners association; Land lease community with monthly land lease

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Internet available; Natural gas connected; 220V in kitchen and laundry; Public water; Public sewer
• Home design: Manufactured in park (double wide); Built in 2022
• Construction: Shingle/composition roof; Manufactured home by Clayton; Vinyl and wood skirting
• Exterior features: Carport awning; Storage area and shed(s); Corner, regularly shaped site; Storage

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Dishwasher; Microwave; Ice maker; Synthetic countertops; Kitchen island
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over and separate shower stall(s)
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fan(s)
• Interior features: Porch; Dual-pane full windows with coverings and screens; Cathedral/vaulted living room ceiling; Kitchen island with synthetic counters; Breakfast nook / kitchen-family combo
• Laundry & utility: Inside laundry room with washer and dryer included; Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Robla Elementary (urban): math 29% / reading 38% proficiency, ranked #923 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.7%/yr); 162 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.55% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.28%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Village Cir	0.00mi	3/2.0	1,248 (0%)	0mo	$136,900	$110	100
216 Village Cir #216	0.12mi	3/2.0	1,152 (-8%)	5mo	$82,000	$71	78
152 Village Cir #152	0.09mi	3/2.0	1,344 (+8%)	8mo	$125,000	$93	77
62 Kit Ln	0.07mi	2/2.0 (-1)	1,344 (+8%)	23mo	$110,000	$82	60
81 Village Cir	0.02mi	3/2.0	1,400 (+12%)	24mo	$212,900	$152	59
197 Village Cir	0.21mi	3/2.0	1,142 (-8%)	22mo	$140,000	$123	58
220 Village Cir #220	0.16mi	3/2.0	1,081 (-13%)	18mo	$162,500	$150	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.49×
• Total profit: $18,697
• Equity at exit: $20,114

10-year hold

• IRR: 19.3%
• Equity multiple: 2.40×
• Total profit: $52,765
• Equity at exit: $11,664

Cash invested: $37,772 (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 95838

• Rents YoY: -2.7%
• Active inventory: 162
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$707
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $733

Break-even live

Break-even rent $1,166

Max offer price $134,900

Occupancy floor 60%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Astoria St Unit 8 Sacramento, CA	2.0	1.0	950	$1,395	$1.47	1d	1	0.56mi
4426 Dry Creek Rd Sacramento, CA	3.0	2.5	1408	$2,700	$1.92	1d	1	1.00mi
1138 North Ave Unit A Sacramento, CA	3.0	2.0	900	$2,000	$2.22	1d	1	1.00mi
3226 Pilgrim Ct Sacramento, CA	3.0	1.0	1300	$2,700	$2.08	1d	1	1.03mi
3829 Belden St Sacramento, CA	2.0	2.0	1001	$2,126	$2.12	43d	1	1.12mi
4015 May St Sacramento, CA	2.0	1.5	875	$1,850	$2.11	23d	1	1.15mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	16d	1	1.26mi
3901 Cypress St Unit 921 Harris Sacramento, CA	2.0	1.0	700	$1,950	$2.79	43d	1	1.28mi
3616 Branch St Sacramento, CA	2.0	1.0	850	$1,599	$1.88	1d	1	1.31mi
3228 Fairview Ct Apt 4 Sacramento, CA	2.0	1.0	795	$1,395	$1.75	43d	1	1.33mi
2256 Frazier Ct Unit ADU Sacramento, CA	3.0	1.5	917	$2,350	$2.56	43d	1	1.37mi
3101 Truax Ct Sacramento, CA	1.0–2.0	1.0	667	$1,495	$2.24	7d	4	1.40mi
2253 Edison Ave Sacramento, CA	3.0	1.0	980	$2,400	$2.45	43d	1	1.40mi
2503 Edison Ave Unit 2503-11 Sacramento, CA	2.0	1.0	825	$1,600	$1.94	23d	1	1.41mi
3307 Belden St Sacramento, CA	2.0	1.0	768	$2,200	$2.86	1d	1	1.42mi
2507 Edison Ave Unit 2507-11 Sacramento, CA	2.0	1.0	825	$1,600	$1.94	23d	1	1.42mi
2344 Jill Way Sacramento, CA	3.0	1.0	950	$1,850	$1.95	43d	1	1.46mi
2228 Edison Ave Sacramento, CA	1.0–2.0	1.0–2.0	706	$1,914	$2.71	1d	6	1.49mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,887 · $157/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,117
• − Mortgage interest: −$7,556
• − Property taxes: −$1,887
• − Insurance: −$674
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$3,924
• Taxable income: $7,057
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $7,099/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 · 1 photo

Fair 45/100 Cosmetic rehab

The home is in fair condition with a concrete driveway in need of repair and some landscaping to enhance curb appeal. Painting and driveway repairs would significantly increase its value.

Repairs flagged

• Minor Concrete driveway — Cracks and patches visible in the concrete driveway.

Value-add opportunities

• Both Painting the exterior — Fresh paint can improve the curb appeal and overall appearance of the home.
• Both Sealing and repairing the driveway — This will improve the condition of the driveway and make it more presentable for potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Concrete driveway · Cracks and patches visible in the concrete driveway.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting the exterior — Fresh paint can improve the curb appeal and overall appearance of the home. ↑
• Both Sealing and repairing the driveway — This will improve the condition of the driveway and make it more presentable for potential buyers or renters. ↑

ⓘ 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: Robla Elementary
• NCES district ID: 0633240
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,481
• Composite: 31.64/100
• National rank: #11126
• State rank: #923 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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

-2.0%/yr

Latest (2025): $1,887 · +2.4% YoY. Source: county tax records.