5505 S Grove St #203 · Rocklin, CA 95677

$209,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 28 Days on market

Built 1988

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in the desirable Rocklin Estates Mobile Home Park, a quiet, 55+ community offering comfort, convenience, and charm. This spacious 2-bedroom, 2-bath home features an open floorplan with tall vaulted ceilings and abundant natural light throughout. The updated large kitchen offers ample storage and counter space, perfect for everyday cooking or entertaining. A generous living and dining area flow seamlessly together, creating a warm and inviting atmosphere. Enjoy the rare benefit of side-by-side covered parking, along with easy access to guest parkinga convenience not found in every space. A private covered patio and low-maintenance yard provide a relax

Key facts

• Low-maintenance yard
• Community amenities
• Large kitchen

Tags

• UPDATED HOME
• LARGE KITCHEN
• SIDE-BY-SIDE COVERED PARKING
• PRIVATE COVERED PATIO
• LOW-MAINTENANCE YARD
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Address: 5505 S Grove St #203, Rocklin, CA 95677; Directions reference: Rocklin Rd to S Grove
• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount present but flagged as not land lease)

Exterior

• Parking: Covered parking
• Utilities: Electric: Other; Public sewer; Public water
• Home design: Manufactured home in park; Double-wide; Built in 1988
• Construction: Shingle/composition roof; Champion make
• Exterior features: Regular-shaped lot

Interior

• Kitchen: No specified built-in kitchen features
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dining and family area combined; Living room with other/custom features
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 159 active listings in the ZIP; 16 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 $6k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($206k) 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 $205,865 (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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4140 Lakeside Dr	0.10mi	2/2.0 (-1)	1,248 (0%)	1mo	$55,000	$44	90
4267 Fernwood St	0.25mi	2/2.0 (-1)	1,248 (0%)	6mo	$130,000	$104	78
5505 S Grove St #15	0.01mi	3/2.0	1,293 (+4%)	20mo	$169,000	$131	77
5505 S Grove St #113	0.01mi	3/2.0	1,164 (-7%)	15mo	$112,000	$96	76
4264 Fernwood St #54	0.23mi	3/2.0	1,300 (+4%)	8mo	$100,000	$77	75
5505 S Grove St #51	0.01mi	3/2.0	1,380 (+11%)	10mo	$135,000	$98	74
5505 South Grv #60	0.01mi	2/2.0 (-1)	1,152 (-8%)	12mo	$125,000	$109	72
4212 Rockwood St	0.21mi	2/2.0 (-1)	1,141 (-9%)	0mo	$158,600	$139	71
5505 S Grove St #88	0.10mi	2/2.0 (-1)	1,314 (+5%)	13mo	$90,000	$68	70
4311 Oakwood St	0.30mi	2/2.0 (-1)	1,296 (+4%)	16mo	$115,000	$89	61
4288 Fernwood St #48	0.25mi	2/2.0 (-1)	1,152 (-8%)	15mo	$65,000	$56	58
4319 Oakwood St	0.30mi	2/2.0 (-1)	1,368 (+10%)	10mo	$151,000	$110	57

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-3,716
• Equity at exit: $31,163

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $35,209
• Equity at exit: $18,071

Cash invested: $58,520 (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: 159
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $476

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 75%

Sensitivity live

Price	-10% $620	-5% $548	+0% $476	+5% $403	+10% $331
Rent	-10% $284	-5% $380	+0% $476	+5% $571	+10% $667
Rate	-1.0pp $581	-0.5pp $529	base $476	+0.5pp $421	+1.0pp $366

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	2d	6	0.08mi
5800 Woodside Dr Rocklin, CA	1.0–2.0	1.0–2.0	850	$2,239	$2.63	4d	4	0.42mi
4769 Racetrack Cir Rocklin, CA	3.0	2.0	1148	$2,950	$2.57	44d	1	0.63mi
6250 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	24d	1	1.01mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	827	$1,995	$2.41	22d	1	1.02mi
6260 Westwood Dr Rocklin, CA	2.0	1.0	828	$1,995	$2.41	12d	1	1.02mi
3041 Twin Creeks Ln Rocklin, CA	3.0	2.0	986	$2,695	$2.73	24d	1	1.27mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,099	$2.50	15d	1	1.28mi
5902 Springview Dr Rocklin, CA	2.0	2.0	840	$2,199	$2.62	24d	1	1.28mi
5051 El Don Dr Rocklin, CA	2.0	2.0	1125	$2,270	$2.02	2d	7	1.31mi
1501 Cobble Creek Cir Rocklin, CA	1.0–2.0	1.0–2.0	881	$2,300	$2.61	2d	7	1.32mi
5953 Springview Dr Rocklin, CA	2.0	1.5–2.0	840	$2,083	$2.48	3d	6	1.35mi
6115 Brookside Cir Rocklin, CA	3.0	3.0	1150	$2,814	$2.45	24d	1	1.42mi
6115 Brookside Cir Rocklin, CA	3.0	3.0	1150	$2,783	$2.42	2d	1	1.42mi
6115 Brookside Cir Rocklin, CA	2.0	3.0	1102	$2,706	$2.46	5d	1	1.42mi
5180 Rocklin Rd Rocklin, CA	1.0–2.0	1.0–2.0	857	$2,552	$2.98	2d	9	1.44mi

Listing history 14 events

1. 2026-06-18
   days on market $209,000 Active 28 DOM
2. 2026-06-17
   days on market $209,000 Active 27 DOM
3. 2026-06-16
   days on market $209,000 Active 26 DOM
4. 2026-06-15
   days on market $209,000 Active 25 DOM
5. 2026-06-13
   days on market $209,000 Active 23 DOM
6. 2026-06-13
   days on market $209,000 Active 22 DOM
7. 2026-06-09
   days on market $209,000 Active 19 DOM
8. 2026-06-08
   days on market $209,000 Active 18 DOM
9. 2026-06-07
   days on market $209,000 Active 17 DOM
10. 2026-06-05
    days on market $209,000 Active 14 DOM
11. 2026-06-03
    days on market $209,000 Active 13 DOM
12. 2026-06-02
    days on market $209,000 Active 12 DOM
13. 2026-06-01
    days on market $209,000 Active 11 DOM
14. 2026-05-31
    days on market $209,000 Active 10 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: $29,162
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$6,080
• Taxable income: $2,529
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $5,099/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