5505 S Grove St #9 · Rocklin, CA 95677

$175,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 19 Days on market

Built 2002 Est $118k · 49% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and well-maintained 3-bed 2-bath Manufactured home space #9 in Rocklin Estates 55+ community designed for active adults. This gorgeous home offers an abundance of storage throughout, making it easy to stay organized while enjoying comfortable everyday living. The thoughtfully designed floor plan features generous living spaces, a functional kitchen with a large pantry closet and island. A large primary with full bath. Two additional bedrooms for guests, hobbies or grandchildren visits. A laundry room with backdoor access. Residents enjoy access to a clubhouse with a variety of social activities and clubs. Enjoy working out in the community pool this summer. Rocklin

Key facts

• Functional kitchen
• Manufactured home
• Community pool

Tags

• MANUFACTURED HOME
• ROCKLIN ESTATES COMMUNITY
• ABUNDANCE OF STORAGE
• FUNCTIONAL KITCHEN
• LARGE PANTRY CLOSET
• COMMUNITY POOL

Property features AI

Finance

• Other: Located at 5505 S Grove St #9, Rocklin, CA 95677 (close to Rocklin Rd roundabout and Rocklin Estates clubhouse)
• Financial info: Land lease: No
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Covered parking; Guest parking available; No garage
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home in park; Double-wide; Model: Karsten Villa; Manufacturer: Karsten; Built in 2002
• Construction: Skirted with wood
• Exterior features: Composition roof; Close to clubhouse

Interior

• Kitchen: Free-standing gas range; Dishwasher; Garbage disposal; Pantry; Kitchen island; Breakfast area
• Bedrooms: Three bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: Two full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Covered deck and porch; Great room living area; Breakfast area, pantry closet, and kitchen island; Kitchen/family combo with additional space in kitchen; Pets allowed with size and number limits; service animals OK
• Laundry & utility: Washer and dryer included; Laundry located inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.7% in Rocklin — 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 74/100 on livability (#136 in CA, #4,755 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: commute D+, amenities F, cost of living F.
• Rocklin Unified (suburban): math 44% / reading 65% proficiency, ranked #96 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 161 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 2.9% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $172,375 (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 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?
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: 1.40% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4140 Lakeside Dr	0.20mi	2/2.0 (-1)	1,248 (+4%)	1mo	$55,000	$44	78
5505 S Grove St #113	0.10mi	3/2.0	1,164 (-3%)	15mo	$112,000	$96	78
4212 Rockwood St	0.27mi	2/2.0 (-1)	1,141 (-5%)	0mo	$158,600	$139	74
5505 South Grv #60	0.10mi	2/2.0 (-1)	1,152 (-4%)	12mo	$125,000	$109	74
5505 S Grove St #88	0.00mi	2/2.0 (-1)	1,314 (+10%)	13mo	$90,000	$68	68
4267 Fernwood St	0.34mi	2/2.0 (-1)	1,248 (+4%)	6mo	$130,000	$104	67
5505 S Grove St #15	0.10mi	3/2.0	1,293 (+8%)	20mo	$169,000	$131	66
4264 Fernwood St #54	0.32mi	3/2.0	1,300 (+8%)	8mo	$100,000	$77	64
5505 S Grove St #51	0.09mi	3/2.0	1,380 (+15%)	10mo	$135,000	$98	62
4288 Fernwood St #48	0.33mi	2/2.0 (-1)	1,152 (-4%)	15mo	$65,000	$56	60
4311 Oakwood St	0.37mi	2/2.0 (-1)	1,296 (+8%)	16mo	$115,000	$89	51
4319 Oakwood St	0.38mi	2/2.0 (-1)	1,368 (+14%)	10mo	$151,000	$110	46

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 · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $17,537
• Equity at exit: $26,093

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $73,987
• Equity at exit: $15,131

Cash invested: $49,000 (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 95677

• Rents YoY: 2.9%
• Active inventory: 161
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $723

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 65%

Sensitivity live

Price	-10% $844	-5% $783	+0% $723	+5% $662	+10% $602
Rent	-10% $530	-5% $626	+0% $723	+5% $819	+10% $916
Rate	-1.0pp $811	-0.5pp $767	base $723	+0.5pp $677	+1.0pp $631

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5415 S Grove St Rocklin, CA	1.0–2.0	1.0	765	$2,100	$2.75	3d	6	0.11mi
5800 Woodside Dr Rocklin, CA	1.0–2.0	1.0–2.0	850	$2,239	$2.63	4d	4	0.34mi
4769 Racetrack Cir Rocklin, CA	3.0	2.0	1148	$2,950	$2.57	45d	1	0.71mi
6250 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	25d	1	0.93mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	828	$1,995	$2.41	13d	1	0.94mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	23d	1	0.94mi
3041 Twin Creeks Ln Rocklin, CA	3.0	2.0	986	$2,695	$2.73	25d	1	1.19mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,199	$2.62	25d	1	1.20mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,099	$2.50	16d	1	1.20mi
5953 Springview Dr Rocklin, CA	2.0	1.5–2.0	840	$2,083	$2.48	4d	6	1.27mi
6115 Brookside Cir Rocklin, CA	2.0	3.0	1102	$2,706	$2.46	5d	1	1.34mi
6115 Brookside Cir Rocklin, CA	3.0	3.0	1150	$2,783	$2.42	3d	1	1.34mi
6115 Brookside Cir Rocklin, CA	3.0	3.0	1150	$2,814	$2.45	25d	1	1.34mi
5051 El Don Dr Rocklin, CA	2.0	2.0	1125	$2,270	$2.02	3d	7	1.36mi
1501 Cobble Creek Cir Rocklin, CA	1.0–2.0	1.0–2.0	881	$2,300	$2.61	3d	7	1.38mi
1299 Antelope Creek Dr Roseville, CA	1.0–3.0	1.0–2.0	1003	$2,879	$2.87	3d	11	1.46mi
6250 Springview Dr Rocklin, CA	3.0	2.0	1392	$2,695	$1.94	3d	1	1.46mi
2405 S Whitney Blvd Unit 2409 Rocklin, CA	3.0	1.0	1000	$2,225	$2.23	45d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   days on market $175,000 Active 19 DOM
2. 2026-06-18
   days on market $175,000 Active 16 DOM
3. 2026-06-17
   days on market $175,000 Active 15 DOM
4. 2026-06-16
   days on market $175,000 Active 14 DOM
5. 2026-06-15
   days on market $175,000 Active 13 DOM
6. 2026-06-13
   days on market $175,000 Active 11 DOM
7. 2026-06-13
   days on market $175,000 Active 10 DOM
8. 2026-06-09
   days on market $175,000 Active 7 DOM
9. 2026-06-08
   days on market $175,000 Active 6 DOM
10. 2026-06-07
    days on market $175,000 Active 5 DOM
11. 2026-06-05
    days on market $175,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $175,000 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 8/10 Severe
• 🌡 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 32 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,348
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$5,091
• Taxable income: $6,259
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $7,170/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: Rocklin Unified
• NCES district ID: 0600013
• Math proficiency: 44% ▼ -19.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $82,858
• Composite: 49.58/100
• National rank: #1984
• State rank: #96 of 517 in CA

Livability — Rocklin

• Score: 74/100
• State rank: #136
• US rank: #4755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocklin, CA
• County: Placer County · 390,510 people
• City population: 73,077
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 29,206
• Household income: $105,713
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1107.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 15% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -443.08%
• Current HPI: 278.1359
• Rent YoY: ▲ 2.93%
• 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