34 Bentley Ave · Sacramento, CA 95823

$135,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 73 Days on market

Built 1970 $94/sqft · 11% below area Est $152k · 11% 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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 34 Bentley Ave, a meticulously updated residence that offers the perfect blend of modern upgrades and community lifestyle. This isn't just a mobile home; it's a turn-key retreat designed for buyers who value both interior quality and a friendly neighborhood atmosphere. Major Upgrades - Total Peace of Mind kip the "fixer-upper" stress. This home has been outfitted with high-ticket essentials that ensure years of low-maintenance living: Brand New Roof: Durable and freshly installed to protect your investment. Climate Control: Stay comfortable year-round with a brand-new HVAC unit and a brand-new furnace. Kitchen: Features a new oven, perfect for home-cooked meals and en

Key facts

• Parking
• Built 1970
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/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: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 181 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 40% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($127k) 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.49%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $151,622
• List price: $135,000
• Delta: -10.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Bentley Ave	0.18mi	3/2.0 (+1)	1,440 (0%)	11mo	$160,000	$111	77
61 Maple Dr	0.21mi	3/2.0 (+1)	1,400 (-3%)	8mo	$135,000	$96	74
6983 Pleasure Ln	0.49mi	2/2.0	1,440 (0%)	9mo	$92,500	$64	70
63 Maple Dr	0.20mi	3/2.0 (+1)	1,440 (0%)	22mo	$167,000	$116	68
1 Bentley Ave	0.23mi	2/2.0	1,258 (-13%)	7mo	$145,000	$115	62
7005 Pleasure Ln	0.57mi	3/2.0 (+1)	1,440 (0%)	12mo	$122,000	$85	59
3501 Elite Dr	0.71mi	2/2.0	1,400 (-3%)	20mo	$105,000	$75	46
3434 Turnbridge Dr	0.65mi	3/2.0 (+1)	1,560 (+8%)	8mo	$110,000	$71	44
6882 N Tranquility Dr	0.70mi	3/2.0 (+1)	1,248 (-13%)	2mo	$85,000	$68	38

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: 16.9%
• Equity multiple: 1.66×
• Total profit: $24,793
• Equity at exit: $20,129

10-year hold

• IRR: 23.2%
• Equity multiple: 2.72×
• Total profit: $64,981
• Equity at exit: $11,672

Cash invested: $37,800 (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: 181
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $834

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 58%

Sensitivity live

Price	-10% $928	-5% $881	+0% $834	+5% $788	+10% $741
Rent	-10% $658	-5% $746	+0% $834	+5% $923	+10% $1,011
Rate	-1.0pp $902	-0.5pp $869	base $834	+0.5pp $800	+1.0pp $764

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	0.16mi
7570 Wrenwood Dr Sacramento, CA	3.0	2.0	1535	$2,395	$1.56	44d	1	0.64mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	44d	1	0.66mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	44d	1	0.69mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	44d	1	0.69mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	18d	1	0.70mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,254	$1.84	44d	1	0.71mi
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	3d	1	0.90mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	44d	1	0.90mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	20d	1	0.90mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	8d	1	0.91mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	44d	1	0.93mi
7638 24th St Sacramento, CA	2.0	1.0	976	$1,900	$1.95	44d	1	0.98mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	8d	1	1.01mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	3d	1	1.01mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	24d	1	1.11mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	18d	1	1.15mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	44d	1	1.21mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	44d	1	1.33mi
2081 Wakefield Way Sacramento, CA	3.0	2.0	1409	$2,500	$1.77	20d	1	1.35mi
7462 21st St Sacramento, CA	2.0	1.0	900	$1,775	$1.97	2d	1	1.37mi
7640 Walsh Way Sacramento, CA	3.0	2.0	1301	$2,695	$2.07	44d	1	1.40mi
6739 Ferrier Ct Sacramento, CA	3.0	2.0	1106	$2,325	$2.10	24d	1	1.47mi

Listing history 15 events

1. 2026-06-19
   status $135,000 Pending 73 DOM
2. 2026-06-18
   days on market $135,000 Active 73 DOM
3. 2026-06-17
   days on market $135,000 Active 72 DOM
4. 2026-06-16
   days on market $135,000 Active 71 DOM
5. 2026-06-15
   days on market $135,000 Active 70 DOM
6. 2026-06-13
   days on market $135,000 Active 68 DOM
7. 2026-06-13
   days on market $135,000 Active 67 DOM
8. 2026-06-09
   days on market $135,000 Active 64 DOM
9. 2026-06-08
   days on market $135,000 Active 63 DOM
10. 2026-06-07
    days on market $135,000 Active 62 DOM
11. 2026-06-05
    days on market $135,000 Active 59 DOM
12. 2026-06-03
    days on market $135,000 Active 58 DOM
13. 2026-06-02
    days on market $135,000 Active 57 DOM
14. 2026-06-01
    days on market $135,000 Active 56 DOM
15. 2026-05-31
    days on market $135,000 Active 55 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 · 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: $26,847
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$3,927
• Taxable income: $8,362
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $8,007/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