7332 Azimuth Ln #21 · Foothill Farms, CA 95842

$47,500

1 bd · 1.0 ba · 624 sqft · Manufactured · 19 Days on market

Built 1977 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and well maintained, this charming approximately 624 sq. ft. home offers comfortable, low-maintenance living with a bright and inviting floor plan. The interior features updated flooring, neutral paint, abundant natural light, and an open living area that flows seamlessly into the kitchen. The kitchen offers ample cabinetry, generous counter space, and a convenient breakfast bar perfect for casual dining. The spacious bedroom provides a relaxing retreat, while the well-appointed bathroom offers functionality and comfort. Enjoy your morning coffee or unwind in the evening on the large covered front porch. Additional features include covered parking, storage shed, and easy-care

Key facts

• Ample cabinetry
• Open living area
• Updated flooring

Tags

• UPDATED FLOORING
• ABUNDANT NATURAL LIGHT
• OPEN LIVING AREA
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• BREAKFAST BAR

Property features AI

Finance

• Other: Located at 7332 Azimuth Ln #21, Sacramento, CA 95842; Use GPS for directions; cross street Antelope Road; Not a senior community
• Financial info: Land lease amount applies
• HOA & community: No homeowners association; Land lease community with monthly land lease

Exterior

• Parking: Covered parking; Boat storage available; Guest parking available; No garage
• Utilities: Individual electric meter; Individual gas meter; 220 volts in kitchen; 220 volts in laundry; Public water; Public sewer
• Home design: Manufactured home in a park; Single-wide; Original condition; Facing direction not specified; Entry level not specified; Built in 1977
• Construction: Metal roof; Aluminum skirting; Manufacturer: SKYLINE
• Exterior features: Carport awning and porch awning; Covered patio; Porch with steps and railing; Storage area / shed; Located close to the clubhouse; Regular-shaped lot

Interior

• Kitchen: Free standing gas range; Range hood; Disposal; Pantry closet; Laminate and synthetic counters
• Bedrooms: One bedroom (master bedroom listed)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with tub and shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Free standing gas range, range hood, and garbage disposal; Pantry closet and laminate counters; Dining bar and kitchen dining space; Great room living area; Covered patio with porch steps, railing, and carpeted porch; Storage shed on property; Cats and dogs allowed
• Laundry & utility: Stacked washer/dryer included in laundry closet inside the home

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.6% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A; Watch: employment D+, crime F, amenities 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 fast (+6.5%/yr); 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $328 of loan paydown is wiped out by about $1k 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 + 6.5% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,787 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.33% ✓
• Cap rate: 29.59%
• Cash-on-cash: 83.20%
• DSCR: 4.70
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 87.5%
• Equity multiple: 5.28×
• Total profit: $56,859
• Equity at exit: $7,082

10-year hold

• IRR: 91.4%
• Equity multiple: 12.34×
• Total profit: $150,836
• Equity at exit: $4,107

Cash invested: $13,300 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 132
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$249
• Tax est. 1.5%: −$59 /mo · $712/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $922

Break-even live

Break-even rent $416

Max offer price $47,500

Occupancy floor 37%

Sensitivity live

Price	-10% $955	-5% $939	+0% $922	+5% $906	+10% $889
Rent	-10% $797	-5% $860	+0% $922	+5% $985	+10% $1,047
Rate	-1.0pp $946	-0.5pp $934	base $922	+0.5pp $910	+1.0pp $897

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Blazingwood Dr Citrus Heights, CA	1.0	1.0	420	$1,600	$3.81	15d	1	0.74mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,700	$2.19	2d	10	0.78mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$1,415	$2.01	24d	1	1.33mi

Listing history 12 events

1. 2026-06-21
   days on market $47,500 Active 19 DOM
2. 2026-06-18
   days on market $47,500 Active 16 DOM
3. 2026-06-17
   days on market $47,500 Active 15 DOM
4. 2026-06-16
   days on market $47,500 Active 14 DOM
5. 2026-06-15
   days on market $47,500 Active 13 DOM
6. 2026-06-13
   days on market $47,500 Active 11 DOM
7. 2026-06-13
   days on market $47,500 Active 10 DOM
8. 2026-06-09
   days on market $47,500 Active 7 DOM
9. 2026-06-08
   days on market $47,500 Active 6 DOM
10. 2026-06-07
    days on market $47,500 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $47,500 Active 1 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,993
• − Mortgage interest: −$2,661
• − Property taxes: −$712
• − Insurance: −$238
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$1,382
• Taxable income: $10,961
• Est. tax owed @ 24.0%: −$2,631
• After-tax cash flow: $8,434/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with updated flooring and neutral paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating kitchen appliances — Improves functionality and appeal
• Both Upgrading bathroom fixtures — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating kitchen appliances — Improves functionality and appeal ↑
• Both Upgrading bathroom fixtures — Enhances functionality and appeal ↑

ⓘ 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: 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 — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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