6132 Main Ave #43 · Orangevale, CA 95662

$60,000

2 bd · 1.0 ba · 852 sqft · Manufactured · 105 Days on market

Built 1966 $70/sqft · 24% below area Est $79k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this well maintained 2-3 bedroom 1 bath mobile home in a 55+ park. Featuring dual pane windows, laminate and carpet flooring, updated bathroom, fresh paint, central heat and air, roof 2025, shed in backyard. Refrigerator and furniture are included. This home has lots of potential!

Key facts

• Carpet flooring
• Laminate flooring
• Fresh paint

Tags

• DUAL PANE WINDOWS
• LAMINATE FLOORING
• CARPET FLOORING
• UPDATED BATHROOM
• FRESH PAINT
• CENTRAL HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 2.8% in Orangevale — 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 59/100 on livability (#635 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: crime F, amenities F, commute F.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 127 active listings in the ZIP; 20 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 $415 of loan paydown is wiped out by about $2k 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 + 1.9% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 B-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?
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: 3.02% ✓
• Cap rate: 26.64%
• Cash-on-cash: 72.68%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $78,947
• List price: $60,000
• Delta: -24.00%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9340 Orangevale Ave #36	0.36mi	2/1.0	840 (-1%)	6mo	$90,000	$107	76

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 71.2%
• Equity multiple: 4.17×
• Total profit: $53,200
• Equity at exit: $8,946

10-year hold

• IRR: 74.8%
• Equity multiple: 8.27×
• Total profit: $122,202
• Equity at exit: $5,188

Cash invested: $16,800 (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 95662

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,018

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 39%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9448 Orangevale Ave Unit 4 Orangevale, CA	1.0	1.0	700	$1,275	$1.82	44d	1	0.31mi
9448 Orangevale Ave Unit 2 Orangevale, CA	1.0	1.0	700	$1,250	$1.79	24d	1	0.31mi
9448 Orangevale Ave Unit 7 Orangevale, CA	1.0	1.0	700	$1,250	$1.79	7d	1	0.32mi
9681 Lake Natoma Dr Orangevale, CA	2.0	1.0	980	$2,050	$2.09	20d	1	0.35mi
6411 Benning St Orangevale, CA	2.0	2.5	1102	$1,922	$1.74	10d	2	0.37mi
9304 Orangevale Ave Orangevale, CA	1.0	1.0	600	$1,300	$2.17	7d	1	0.40mi
5725 Main Ave Unit 05 Orangevale, CA	2.0	1.0	792	$1,675	$2.11	44d	1	0.43mi
6431 Benning St Orangevale, CA	2.0–3.0	1.0	987	$1,999	$2.02	7d	3	0.44mi
6047 Woodminster Cir Orangevale, CA	2.0	1.0	850	$1,750	$2.06	7d	1	0.45mi
9175 Greenback Ln Orangevale, CA	1.0–2.0	1.0	675	$2,095	$3.10	2d	8	0.60mi
9200 Madison Ave Orangevale, CA	2.0	2.0	1017	$1,675	$1.65	44d	1	0.85mi
9201 Madison Ave Orangevale, CA	1.0–2.0	1.0	815	$2,393	$2.94	2d	13	0.85mi
9160 Madison Ave Fair Oaks, CA	1.0–2.0	1.0–2.0	818	$1,950	$2.38	2d	3	0.94mi
9160 Madison Ave Fair Oaks, CA	2.0	2.0	988	$1,875	$1.90	12d	3	0.94mi
9200 Madison Ave Unit 153 Fair Oaks, CA	2.0	2.0	1017	$1,675	$1.65	44d	1	0.94mi
405 Reading St Folsom, CA	1.0	1.0	700	$2,100	$3.00	24d	1	1.25mi
1000 Folsom Ranch Dr Folsom, CA	1.0–2.0	1.0–2.0	830	$2,399	$2.89	2d	18	1.26mi
1212 Bidwell St Folsom, CA	2.0	1.0	820	$2,025	$2.47	44d	1	1.29mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	2d	18	1.36mi
709 Mormon St Folsom, CA	2.0	1.0	750	$1,995	$2.66	16d	1	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 105 DOM
2. 2026-06-17
   days on market $60,000 Active 104 DOM
3. 2026-06-16
   days on market $60,000 Active 103 DOM
4. 2026-06-15
   days on market $60,000 Active 102 DOM
5. 2026-06-13
   days on market $60,000 Active 100 DOM
6. 2026-06-13
   days on market $60,000 Active 99 DOM
7. 2026-06-09
   days on market $60,000 Active 96 DOM
8. 2026-06-08
   days on market $60,000 Active 95 DOM
9. 2026-06-07
   days on market $60,000 Active 94 DOM
10. 2026-06-05
    days on market $60,000 Active 91 DOM
11. 2026-06-03
    days on market $60,000 Active 90 DOM
12. 2026-06-02
    days on market $60,000 Active 89 DOM
13. 2026-06-01
    days on market $60,000 Active 88 DOM
14. 2026-05-31
    days on market $60,000 Active 87 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,755
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$1,745
• Taxable income: $11,968
• Est. tax owed @ 24.0%: −$2,872
• After-tax cash flow: $9,338/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Orangevale

• Score: 59/100
• State rank: #635
• US rank: #19999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangevale, CA
• County: Sacramento County · 1,539,646 people
• City population: 32,600
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 32,600
• Household income: $96,689
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 919.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -471.79%
• Current HPI: 297.1675
• Rent YoY: ▲ 1.94%
• 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