4195 Oakridge St · Rocklin, CA 95677

$165,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 19 Days on market

Built 1976 $132/sqft · 29% above area Est $128k · 29% 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 +9.6/10.0
• 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 your updated home located in Sierra Lakes All Age Community in Rocklin. This beautifully re-done and lovingly maintained 3 bedroom, 2 bathroom home has been updated with new appliances, stylish finishes, updated flooring and modern fixtures throughout, creating a clean and inviting space that is completing move-in ready. Upgrades include: (Energy Star Appliances) New Dishwasher, New Electric Range, New Oversized Sink, Newer Flooring, Updated Custom Shower and updated bathrooms. Large custom sunroom at entrance features oversized windows which allow plenty of light into the home. Backyard features a nice peaceful setting to enjoy the outdoors. Sierra Lakes All Age Community offers

Key facts

• New oversized sink
• New dishwasher
• Large custom sunroom

Tags

• ENERGY STAR APPLIANCES
• NEW DISHWASHER
• NEW ELECTRIC RANGE
• NEW OVERSIZED SINK
• UPDATED CUSTOM SHOWER
• LARGE CUSTOM SUNROOM

Property features AI

Finance

• Other: Located in Rocklin, CA (4195 Oakridge St); Directions: I-80 to Rocklin Road, around roundabout then Right onto Creekside Drive; left on clubhouse, left on Oakview
• Financial info: Land lease: No (listed land lease amount provided but property is not land-lease)
• HOA & community: No association; Not a senior community

Exterior

• Parking: Off-street parking; Attached parking (no garage); 3 parking spaces
• Utilities: Individual gas meter; 220V in kitchen; Public water; Public sewer
• Home design: Manufactured home (double wide) in park; Manufactured by Sunset; Built in 1976
• Construction: Metal skirting; Elastomeric roof; Storage structures on lot
• Exterior features: Backyard with garden; Regular-shaped lot; Carport awning; Porch awning; Shed(s)/storage

Interior

• Kitchen: Wood counters; Dishwasher; Hood over range; Free-standing electric range
• Bedrooms: 3 bedrooms (including master bedroom)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central cooling; Gas water heater
• Interior features: Updated/remodeled interior; Great room; Sun room; Porch with steps; Covered and enclosed deck; Formal dining room; Storage area
• Laundry & utility: Laundry located inside (in kitchen/inside room); Washer included; Electric and gas hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); 161 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $5k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $128,077
• List price: $165,000
• Delta: 28.83%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4140 Lakeside Dr	0.15mi	2/2.0 (-1)	1,248 (0%)	1mo	$55,000	$44	87
4267 Fernwood St	0.21mi	2/2.0 (-1)	1,248 (0%)	6mo	$130,000	$104	80
4264 Fernwood St #54	0.19mi	3/2.0	1,300 (+4%)	8mo	$100,000	$77	77
4212 Rockwood St	0.12mi	2/2.0 (-1)	1,141 (-9%)	0mo	$158,600	$139	75
5505 S Grove St #15	0.11mi	3/2.0	1,293 (+4%)	20mo	$169,000	$131	72
5505 S Grove St #113	0.11mi	3/2.0	1,164 (-7%)	15mo	$112,000	$96	71
5505 S Grove St #51	0.11mi	3/2.0	1,380 (+11%)	10mo	$135,000	$98	69
5505 S Grove St #88	0.15mi	2/2.0 (-1)	1,314 (+5%)	13mo	$90,000	$68	68
5505 South Grv #60	0.11mi	2/2.0 (-1)	1,152 (-8%)	12mo	$125,000	$109	67
4311 Oakwood St	0.23mi	2/2.0 (-1)	1,296 (+4%)	16mo	$115,000	$89	64
4288 Fernwood St #48	0.18mi	2/2.0 (-1)	1,152 (-8%)	15mo	$65,000	$56	61
4319 Oakwood St	0.23mi	2/2.0 (-1)	1,368 (+10%)	10mo	$151,000	$110	60

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,984
• Equity at exit: $24,602

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $24,023
• Equity at exit: $14,266

Cash invested: $46,200 (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: 161
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $340

Break-even live

Break-even rent $1,983

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $454	-5% $397	+0% $340	+5% $283	+10% $226
Rent	-10% $149	-5% $244	+0% $340	+5% $435	+10% $530
Rate	-1.0pp $423	-0.5pp $381	base $340	+0.5pp $297	+1.0pp $253

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.18mi
5800 Woodside Dr Rocklin, CA	1.0–2.0	1.0–2.0	850	$2,239	$2.63	4d	4	0.52mi
4769 Racetrack Cir Rocklin, CA	3.0	2.0	1148	$2,950	$2.57	44d	1	0.60mi
6250 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	24d	1	1.10mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	22d	1	1.11mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	828	$1,995	$2.41	13d	1	1.11mi
5051 El Don Dr Rocklin, CA	2.0	2.0	1125	$2,270	$2.02	2d	7	1.20mi
1501 Cobble Creek Cir Rocklin, CA	1.0–2.0	1.0–2.0	881	$2,300	$2.61	2d	7	1.21mi
5180 Rocklin Rd Rocklin, CA	1.0–2.0	1.0–2.0	857	$2,552	$2.98	2d	9	1.33mi
3041 Twin Creeks Ln Rocklin, CA	3.0	2.0	986	$2,695	$2.73	24d	1	1.37mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,199	$2.62	24d	1	1.38mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,099	$2.50	15d	1	1.38mi
5240 Rocklin Rd Rocklin, CA	2.0	1.0–2.0	809	$2,220	$2.74	2d	5	1.44mi
5953 Springview Dr Rocklin, CA	2.0	1.5–2.0	840	$2,083	$2.48	4d	6	1.45mi

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 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: $28,957
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$4,800
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,627/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