1750 Auburn Blvd #55 · Sacramento, CA 95815

$19,995

2 bd · 2.0 ba · 720 sqft · Manufactured · 31 Days on market

Built 1970 $28/sqft · 73% below area

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-bedroom, 2-bath home conveniently located near freeway access, Haggin Oaks Golf Course, and Arden Fair Mall. Property offers great potential for renovation and customization. Home requires repairs and is being sold as-is. Ideal for investors or buyers looking to add value. Buyer must be approved by park management.

Key facts

• Built 1970
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $20k.

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 $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 70.8% 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.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.5%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% of the median local income ($60k/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 $138 of loan paydown is wiped out by about $600 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 + 1.5% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood 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 $19,395 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.58% ✓
• Cap rate: 70.80%
• Cash-on-cash: 230.38%
• DSCR: 11.25
• GRM: 1.1

CMA / ARV

• ARV (median comp): $73,891
• List price: $19,995
• Delta: -72.94%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Auburn Blvd #55	0.00mi	2/2.0	720 (0%)	1mo	$7,500	$10	99
1750 Auburn Blvd #28	0.04mi	1/1.0 (-1)	750 (+4%)	15mo	$3,500	$5	70

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.51×
• Total profit: $58,815
• Equity at exit: $2,981

10-year hold

• IRR: —
• Equity multiple: 23.38×
• Total profit: $125,279
• Equity at exit: $1,729

Cash invested: $5,599 (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 95815

• Home prices YoY: -32.2%
• Rents YoY: 1.5%
• Active inventory: 98
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$105
• Tax from tax record: −$9 /mo · $104/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $1,008

Break-even live

Break-even rent $238

Max offer price $19,995

Occupancy floor 28%

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: $4,999
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Red Robin Ln Sacramento, CA	2.0	1.0	700	$1,650	$2.36	23d	1	0.40mi
2850 Darwin St Sacramento, CA	1.0	1.0	530	$1,300	$2.45	7d	4	0.44mi
2068 Red Robin Ln Sacramento, CA	1.0	1.0	700	$1,350	$1.93	7d	2	0.46mi
2540 Crosby Way Unit 2548 Sacramento, CA	1.0	1.0	480	$1,250	$2.60	1d	1	0.47mi
2121 Edison Ave Sacramento, CA	1.0	1.0	580	$1,300	$2.24	43d	1	0.54mi
1520 Frienza Ave Sacramento, CA	2.0	1.0	750	$1,395	$1.86	43d	1	0.55mi
2630 Darwin St #11 Sacramento, CA	2.0	2.0	700	$1,595	$2.28	43d	1	0.56mi
2630 Darwin St #7 Sacramento, CA	1.0	1.0	350	$1,195	$3.41	43d	1	0.56mi
1550 Arcade Blvd Unit 12 Sacramento, CA	1.0	1.0	450	$1,100	$2.44	17d	1	0.57mi
3036 Marysville Blvd Sacramento, CA	1.0	1.0	480	$1,500	$3.12	1d	1	0.60mi
3120 Howe Ave Sacramento, CA	1.0	1.0	725	$1,350	$1.86	23d	1	0.61mi
2408 Albatross Way Sacramento, CA	1.0–2.0	1.0	750	$1,700	$2.27	1d	1	0.66mi
3101 Truax Ct Sacramento, CA	1.0–2.0	1.0	667	$1,495	$2.24	7d	4	0.68mi
2228 Edison Ave Sacramento, CA	1.0–2.0	1.0–2.0	706	$1,914	$2.71	1d	6	0.69mi
2381 Ethan Way Apt 1 Sacramento, CA	1.0	1.0	683	$1,395	$2.04	7d	1	0.72mi
2318 Church Ave Unit 8 Sacramento, CA	2.0	1.0	725	$1,150	$1.59	14d	1	0.87mi
2559 Clay St Sacramento, CA	1.0	1.0	690	$1,250	$1.81	1d	1	0.89mi
2315 Edison Ave #3 Sacramento, CA	1.0	1.0	600	$1,225	$2.04	3d	1	0.90mi
1567 Bartlett Ln Sacramento, CA	3.0	1.0–3.5	1200	$2,850	$2.37	1d	25	0.98mi
2553 Lexington St Unit C Sacramento, CA	1.0	1.0	550	$1,195	$2.17	20d	1	1.03mi
1542 Bartlett Ln Sacramento, CA	3.0	1.0–3.5	1141	$3,088	$2.71	1d	33	1.04mi
2340 Edison Ave Sacramento, CA	1.0	1.0	623	$1,300	$2.09	23d	1	1.04mi
1065 Santiago Ave Unit 6 Sacramento, CA	2.0	1.0	650	$1,450	$2.23	1d	1	1.04mi
2400 Edison Ave Unit 3250 Sacramento, CA	1.0	1.0	523	$1,295	$2.48	16d	1	1.12mi
2400 Edison Ave Sacramento, CA	1.0	1.0	523	$1,195	$2.28	43d	1	1.12mi
3707 1/2 Marysville Blvd Sacramento, CA	1.0	1.0	750	$1,395	$1.86	43d	1	1.15mi
3721 Balsam St Unit 4 Sacramento, CA	1.0	1.0	450	$1,300	$2.89	1d	1	1.19mi
2408 Wulff Ln Unit 9 Sacramento, CA	1.0	1.0	680	$1,150	$1.69	23d	1	1.20mi
2501 Edison Ave Unit 2501-34 Sacramento, CA	1.0	1.0	525	$1,300	$2.48	23d	1	1.24mi
2633 Fulton Ave Sacramento, CA	1.0	1.0	652	$1,447	$2.22	43d	1	1.25mi
2512 Edison Ave Sacramento, CA	1.0–2.0	1.0	685	$1,495	$2.18	4d	5	1.26mi
1928 Ethan Way Unit 19 Sacramento, CA	1.0	1.0	620	$1,065	$1.72	23d	1	1.28mi
2264 Cottage Way Sacramento, CA	1.0–2.0	1.0–2.0	810	$1,899	$2.34	1d	11	1.30mi
1922 Ethan Way Sacramento, CA	1.0	1.0	500	$1,065	$2.13	7d	1	1.30mi
2511 Edison Ave Unit 2511-26 D Sacramento, CA	1.0	1.0	535	$1,300	$2.43	20d	1	1.30mi
2511 Edison Ave Unit 2511-52 D Sacramento, CA	1.0	1.0	525	$1,300	$2.48	23d	1	1.30mi
1961 Howe Ave Sacramento, CA	1.0	1.0	635	$1,430	$2.25	43d	1	1.31mi
2011 Wyda Way Sacramento, CA	1.0	1.0	660	$1,175	$1.78	7d	2	1.33mi
2115 Wyda Way Sacramento, CA	2.0	1.0	700	$1,650	$2.36	43d	1	1.34mi
2408 Empress St Unit 10 Sacramento, CA	1.0	1.0	543	$1,250	$2.30	43d	1	1.36mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $104 · $9/mo
• Projected year-2 tax: $152 · $13/mo
• Expected delta: +$48/yr (+$4/mo · 46.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $18,178
• − Mortgage interest: −$1,120
• − Property taxes: −$104
• − Insurance: −$897
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$582
• Taxable income: $12,566
• Est. tax owed @ 24.0%: −$3,016
• After-tax cash flow: $9,085/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 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): 26,658
• Household income: $60,097
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 1877.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 42% White 28% Two or more races 14% Black 12% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 28% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -213.04%
• Current HPI: 449.1398
• Rent YoY: ▲ 1.52%
• 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

+0.6%/yr

Latest (2025): $104 · +3.3% YoY. Source: county tax records.