50 Hancock #50 · Roseville, CA 95678

$89,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 18 Days on market

Built 1991 Average condition Est $165k · 46% under

---

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 +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story manufactured home in a quiet 55+ community offers excellent value for comfortable, low-maintenance living. It features 2 bedrooms plus a versatile den that can serve as a third bedroom and is a solid fixer-upper with great potential. The bright open-concept layout includes a spacious living area, functional kitchen with oak cabinetry and breakfast bar, wheelchair-accessible covered deck, two bathrooms with a walk-in tub in the master, indoor laundry, and a low-maintenance yard. It also comes with a newer HVAC system.

Key facts

• Versatile den
• Walk-in tub
• Newer hvac system

Tags

• VERSATILE DEN
• WALK-IN TUB
• NEWER HVAC SYSTEM

Property features AI

Finance

• Other: Land lease: No (listed land lease amount present)
• HOA & community: No association; Senior community

Exterior

• Parking: Garage with opener and interior access
• Utilities: Gas plumbed; Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Double wide; Golden West make; Built in 1991
• Construction: Shingle roof; Wood skirting
• Exterior features: Porch awning; Covered deck; Porch steps; Railed porch; Porch ramp; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Microwave; Breakfast area
• Bedrooms: 2 bedrooms (possible 3rd bedroom)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Accessible approach with ramp; Accessible full bath; Bay windows with dual-pane glazing; Covered deck with porch awning and porch steps; Railed porch with ramp; Cathedral/vaulted living room; Formal dining area; Breakfast area in kitchen; Office
• Laundry & utility: Laundry inside a room; 220V outlet in laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.0% vs local median 2.8% in Roseville — 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 77/100 on livability (#90 in CA, #3,239 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Roseville Joint Union High (urban): math 42% / reading 71% proficiency, ranked #86 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 167 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 31% of the median local income ($101k/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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.95% ✓
• Cap rate: 25.96%
• Cash-on-cash: 70.22%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $165,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Lafayette	0.08mi	2/2.0	1,440 (+3%)	2mo	$135,000	$94	90
102 Richards Dr	0.09mi	2/2.0	1,352 (-3%)	8mo	$143,900	$106	83
70 Hancock Dr	0.04mi	3/2.0 (+1)	1,404 (+0%)	11mo	$165,000	$118	83
154 Brunswick	0.17mi	3/2.0 (+1)	1,440 (+3%)	2mo	$190,000	$132	81
296 Lafayette Dr	0.32mi	2/2.0	1,368 (-2%)	3mo	$165,000	$121	79
173 Livingston	0.21mi	2/2.0	1,440 (+3%)	10mo	$120,000	$83	77
293 Lafayette Dr	0.31mi	2/2.0	1,368 (-2%)	6mo	$172,500	$126	76
322 Kaseberg Dr	0.28mi	2/2.0	1,440 (+3%)	8mo	$169,900	$118	76
80 Hancock Dr	0.15mi	3/2.0 (+1)	1,372 (-2%)	11mo	$162,000	$118	76
4 Kaseberg	0.24mi	2/2.0	1,440 (+3%)	11mo	$179,000	$124	75
350 Hendricks Way	0.28mi	2/2.0	1,344 (-4%)	8mo	$156,000	$116	74
300 Lafayette Dr	0.34mi	3/2.0 (+1)	1,608 (+15%)	9mo	$180,000	$112	47

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 · 1.75% rent growth · sell at horizon

5-year hold

• IRR: 68.4%
• Equity multiple: 4.02×
• Total profit: $75,236
• Equity at exit: $13,270

10-year hold

• IRR: 72.1%
• Equity multiple: 7.91×
• Total profit: $172,225
• Equity at exit: $7,695

Cash invested: $24,920 (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 95678

• Rents YoY: 1.8%
• Active inventory: 167
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $1,458

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,520	-5% $1,489	+0% $1,458	+5% $1,428	+10% $1,397
Rent	-10% $1,251	-5% $1,355	+0% $1,458	+5% $1,562	+10% $1,666
Rate	-1.0pp $1,503	-0.5pp $1,481	base $1,458	+0.5pp $1,435	+1.0pp $1,412

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 S Bluff Dr Roseville, CA	3.0	2.0	1433	$2,795	$1.95	22d	1	0.29mi
317 Aspen Ct Roseville, CA	3.0	2.0	1744	$3,200	$1.83	2d	1	0.45mi
5 Marcia Way Roseville, CA	2.0–3.0	1.0–2.0	939	$2,099	$2.23	2d	3	0.49mi
700 Vallejo Ave Roseville, CA	1.0–2.0	1.0–2.0	930	$2,360	$2.54	2d	7	0.57mi
512 Adora Cir Roseville, CA	2.0	3.0	1225	$3,387	$2.76	5d	1	0.62mi
413 Adora Cir Roseville, CA	1.0–2.0	1.0–2.5	985	$2,863	$2.91	2d	4	0.63mi
1317 Rice Ln Roseville, CA	3.0	2.0	1442	$2,395	$1.66	2d	1	0.64mi
604 Hovey Way Roseville, CA	3.0	2.0	1169	$2,695	$2.31	2d	1	0.66mi
248 Summer Grove Cir Roseville, CA	3.0	2.0	1160	$2,695	$2.32	2d	1	0.91mi
637 Shelby Ranch Ln Roseville, CA	3.0	2.0	1241	$2,700	$2.18	22d	1	1.01mi
7950 Foothills Blvd Roseville, CA	2.0–3.0	2.0	1103	$2,380	$2.16	2d	5	1.10mi
1057 Shenencock Way Roseville, CA	3.0	2.0	1406	$2,795	$1.99	2d	1	1.35mi
1006 Circuit Dr Unit B-1 Roseville, CA	2.0	1.0	900	$1,395	$1.55	8d	1	1.39mi
174 Talmont Cir Roseville, CA	3.0	3.0	1526	$2,749	$1.80	15d	1	1.49mi
412 Avila Dr Roseville, CA	3.0	3.0	1839	$2,900	$1.58	2d	1	1.49mi

Listing history 3 events

1. 2026-06-02
   status $89,000 Pending 18 DOM
2. 2026-06-01
   days on market $89,000 Active 18 DOM
3. 2026-05-31
   days on market $89,000 Active 17 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 37 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,494
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$2,589
• Taxable income: $17,100
• Est. tax owed @ 24.0%: −$4,104
• After-tax cash flow: $13,395/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 · 20 photos

Average 55/100 Moderate rehab

This single-story manufactured home in a quiet 55+ community offers excellent value for comfortable, low-maintenance living. It features 2 bedrooms plus a versatile den that can serve as a third bedroom and is a solid fixer-upper with great potential. The bright open-concept layout includes a spacious living area, functional kitchen with oak cabinetry and breakfast bar, wheelchair-accessible covered deck, two bathrooms with a walk-in tub in the master, indoor laundry, and a low-maintenance yard. It also comes with a newer HVAC system.

Repairs flagged

• Minor carpeted floors — some wear
• Minor exterior siding — slight wear

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both replace carpeted floors — improves comfort and value
• Both update kitchen cabinets — modernizes space and adds value
• Both update bathrooms — modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
carpeted floors · some wear	Minor	$500–3,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both replace carpeted floors — improves comfort and value ↑
• Both update kitchen cabinets — modernizes space and adds value ↑
• Both update bathrooms — modernizes space and adds value ↑

ⓘ 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: Roseville Joint Union High
• NCES district ID: 0633630
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $81,930
• Composite: 51.11/100
• National rank: #1763
• State rank: #86 of 517 in CA

Livability — Roseville

• Score: 77/100
• State rank: #90
• US rank: #3239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, CA
• County: Placer County · 390,510 people
• City population: 161,837
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 45,346
• Household income: $100,554
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 2544.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 23% Two or more races 17% Asian 8% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Russian 3% Slovak 2% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 4% 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: ▼ -418.46%
• Current HPI: 272.0182
• Rent YoY: ▲ 1.75%
• 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