371 Overbrook Dr · Folsom, CA 95630

$209,950

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 26 Days on market

Built 1973 Est $192k · 9% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

JUST LISTED!!! ONCE OF A KIND!Located in Folsom's only 5 Star SENIOR Park on 75 Acres, Lake w/ fountains, 2 mi. Trails, Community Garden, DOG FRIENDLY PARK, Lots of guest parking, Pool, indoor spa and Sauna, Hugh clubhouse with loads of activities. DOG Friendly, Fantastic location, backs to open space, beautiful yard, SIDE BY SIDE PARKING, Huge Living Room & Family Room, Large kitchen, loads of cabinets, Laundry Room off kitchen w/ lots of storage. Very spacious bedrooms, Huge SunRoom Plus additional room off kitchen for crafts, office (?)CURRENT RENT $990 MO. INCLUDES WATER. $126 SEWER/TRASH Hurry on this one!!!

Key facts

• Guest parking
• Indoor spa
• Lake w fountains

Tags

• LAKE W FOUNTAINS
• COMMUNITY GARDEN
• DOG FRIENDLY PARK
• GUEST PARKING
• POOL
• INDOOR SPA

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Community of 342 units

Exterior

• Parking: No parking details provided
• Utilities: Individual electric meter; Individual gas meter; Natural gas connected; Internet available; Public water; Public sewer
• Home design: Manufactured home in park; Double-wide; Built in 1973; Updated/remodeled
• Construction: Woodcrest make
• Exterior features: Metal roof; Backyard; Auto sprinkler front and rear; Close to clubhouse; Greenbelt; Landscaped front and back; Shed(s)

Interior

• Kitchen: Free-standing gas range; Dishwasher; Garbage disposal; Microwave; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Deck attached to the living area; Enclosed patio and porch; Dining and family room combo; Updated/remodeled interior; Dual-pane partial windows; Other family room feature
• Laundry & utility: Indoor laundry room with hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.5% in Folsom — 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 72/100 on livability (#190 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities D, commute F, cost of living F.
• Folsom-Cordova Unified (urban): math 25% / reading 25% proficiency, ranked #365 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.7%/yr); 422 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($207k) 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 $206,800 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Meadowrock Way	0.05mi	2/2.0	1,344 (0%)	1mo	$180,000	$134	97
95 Shadowbrook Ct	0.21mi	2/2.0	1,440 (+7%)	4mo	$170,000	$118	76
230 Northlake Dr	0.10mi	2/1.5	1,440 (+7%)	7mo	$299,500	$208	76
320 Stonebrook Dr	0.20mi	2/2.0	1,440 (+7%)	5mo	$165,950	$115	74
155 Leafwood Way	0.27mi	2/2.0	1,248 (-7%)	1mo	$185,000	$148	74
330 Stonebrook Dr	0.19mi	2/2.0	1,440 (+7%)	7mo	$206,450	$143	73
440 Nugget	0.33mi	2/2.0	1,444 (+7%)	7mo	$219,000	$152	66
340 Stonebrook Dr	0.19mi	2/2.0	1,536 (+14%)	6mo	$170,000	$111	62
347 Danielle Way	0.55mi	2/2.0	1,248 (-7%)	2mo	$138,000	$111	61
342 Danielle Way	0.56mi	2/2.0	1,440 (+7%)	5mo	$155,000	$108	57
587 Southwood	0.42mi	2/2.0	1,536 (+14%)	3mo	$330,000	$215	54
246 Danielle Way	0.61mi	2/2.0	1,162 (-14%)	1mo	$190,000	$164	48

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-467
• Equity at exit: $31,304

10-year hold

• IRR: 8.1%
• Equity multiple: 1.58×
• Total profit: $34,054
• Equity at exit: $18,153

Cash invested: $58,786 (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 95630

• Rents YoY: 1.7%
• Active inventory: 422
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,149/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $577

Break-even live

Break-even rent $1,837

Max offer price $209,950

Occupancy floor 73%

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: $52,488
• Closing costs: $6,298
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Caples Dr Folsom, CA	3.0	2.5	1423	$2,795	$1.96	8d	1	1.11mi
288 Marsalla Dr Folsom, CA	3.0	2.0	1130	$2,495	$2.21	44d	1	1.20mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	2d	18	1.44mi

Listing history 14 events

1. 2026-06-18
   status $209,950 Pending 26 DOM
2. 2026-06-17
   days on market $209,950 Active 26 DOM
3. 2026-06-16
   days on market $209,950 Active 25 DOM
4. 2026-06-15
   days on market $209,950 Active 24 DOM
5. 2026-06-13
   days on market $209,950 Active 22 DOM
6. 2026-06-13
   days on market $209,950 Active 21 DOM
7. 2026-06-09
   days on market $209,950 Active 18 DOM
8. 2026-06-08
   days on market $209,950 Active 17 DOM
9. 2026-06-07
   days on market $209,950 Active 16 DOM
10. 2026-06-05
    days on market $209,950 Active 13 DOM
11. 2026-06-03
    days on market $209,950 Active 12 DOM
12. 2026-06-02
    days on market $209,950 Active 11 DOM
13. 2026-06-01
    days on market $209,950 Active 10 DOM
14. 2026-05-31
    days on market $209,950 Active 9 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,811
• − Mortgage interest: −$11,760
• − Property taxes: −$3,149
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$6,108
• Taxable income: $3,814
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $6,014/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: Folsom-Cordova Unified
• NCES district ID: 0613890
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 25% ▼ -38.00%
• Median HH income: $75,408
• Composite: 24.49/100
• National rank: #7656
• State rank: #365 of 517 in CA

Livability — Folsom

• Score: 72/100
• State rank: #190
• US rank: #6125

Category grades

Amenities D Commute F 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: Folsom, CA
• County: Sacramento County · 1,539,646 people
• City population: 79,484
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 79,484
• Household income: $139,642
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1651.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Asian 20% Hispanic / Latino 13% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Portuguese 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 75% English-only · Other Indo-European 7% Spanish 5% Other Asian/Pacific 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: ▼ -240.39%
• Current HPI: 286.0579
• Rent YoY: ▲ 1.72%
• 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