3901 Lake Rd #76 · West Sacramento, CA 95691

$112,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 85 Days on market

Built 1978

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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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready for your New home in Valhalla 55+ Senior Community. Double wide, two bedroom, two bathroom mobile home located on a corner lot with guest parking across the street! Tastefully remodeled to include Kitchen Cabinets, Butcher block Countertops, Stainless Steel Appliances, Paint and Laminate wood flooring throughout. Floor plan features 2 large roomy living spaces.

Key facts

• Guest parking
• Corner lot
• 2 parking spots

Tags

• CORNER LOT
• GUEST PARKING
• REMODELED KITCHEN CABINETS
• REMODELED COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LAMINATE WOOD FLOORING

Property features AI

Finance

• Other: Land lease: no
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Double wide; Kingston make; Built in 1978; Updated/Remodeled
• Construction: Metal roof; Vinyl skirting; Includes storage/shed structures
• Exterior features: Corner lot; Storage shed(s); Storage area

Interior

• Kitchen: Pantry cabinet; Wood counters; Free standing gas range/oven; Microwave; Garbage disposal; Gas water heater
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Updated/remodeled interior; Covered patio and porch; Dual pane windows with coverings and screens; Storage area
• Laundry & utility: Laundry inside a room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 151 active listings in the ZIP; solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.89% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.27%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.17×
• Total profit: $36,543
• Equity at exit: $16,700

10-year hold

• IRR: 35.2%
• Equity multiple: 4.06×
• Total profit: $95,862
• Equity at exit: $9,684

Cash invested: $31,360 (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 95691

• Home prices YoY: -35.0%
• Rents YoY: 1.9%
• Active inventory: 151
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $896

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 53%

Sensitivity live

Price	-10% $973	-5% $934	+0% $896	+5% $857	+10% $818
Rent	-10% $729	-5% $812	+0% $896	+5% $979	+10% $1,062
Rate	-1.0pp $952	-0.5pp $924	base $896	+0.5pp $866	+1.0pp $837

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $112,000 Active 85 DOM
2. 2026-06-18
   days on market $112,000 Active 84 DOM
3. 2026-06-17
   days on market $112,000 Active 83 DOM
4. 2026-06-16
   days on market $112,000 Active 82 DOM
5. 2026-06-15
   days on market $112,000 Active 81 DOM
6. 2026-06-14
   days on market $112,000 Active 79 DOM
7. 2026-06-12
   days on market $112,000 Active 78 DOM
8. 2026-06-09
   days on market $112,000 Active 75 DOM
9. 2026-06-08
   days on market $112,000 Active 74 DOM
10. 2026-06-07
    days on market $112,000 Active 73 DOM
11. 2026-06-07
    pricedays on market $112,000 Active 72 DOM
12. 2026-06-04
    days on market $115,000 Active 69 DOM
13. 2026-06-02
    days on market $115,000 Active 68 DOM
14. 2026-06-01
    days on market $115,000 Active 67 DOM
15. 2026-05-31
    remarks 369-char remark
16. 2026-05-31
    listed $115,000 Active 66 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 6/10 Major 26% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,360
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$3,258
• Taxable income: $9,530
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $8,459/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 40,143
• Household income: $104,750
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1109.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 29% Two or more races 17% Asian 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 69% English-only · Spanish 15% Other Indo-European 6% Russian/Polish/Slavic 3%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.47%
• Current HPI: 316.9399
• Rent YoY: ▲ 1.87%
• 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