6805 Douglas Blvd #21 · Granite Bay, CA 95746

$189,990

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 357 Days on market

Built 2025

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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 +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW HOME in Granite Bay Mobile Estates! Be the first to live in this brand new 3-bedroom, 2-bath home, offering 1,056 sq ft of thoughtfully designed living space. Located in the highly desirable Granite Bay community, this home blends style, comfort, and convenience. Step inside to discover modern laminate flooring, stainless steel appliances, and a kitchen built for entertaining - open to the living room, it creates the perfect gathering space for friends and family. The primary suite is privately tucked away on one side of the home, featuring a large walk-in closet and a spa-inspired glass-enclosed shower. On the opposite end, two additional bedrooms share a full bath with a tub/sh

Key facts

• Swimming pool
• Large walk-in closet
• 2 parking spots

Tags

• MODERN LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• KITCHEN BUILT FOR ENTERTAINING
• LARGE WALK-IN CLOSET
• DEDICATED LAUNDRY ROOM
• SWIMMING POOL

Property features AI

Finance

• Other: Directions: 80 to Douglas Blvd, left into park
• Financial info: Land lease: No (listed land lease amount present but residence is not land-lease)
• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking; No garage
• Utilities: Individual electric meter; Individual gas meter; Public sewer; Water from district
• Home design: Manufactured home in park; Double wide; Clayton make; Built in 2025
• Construction: Vinyl skirting
• Exterior features: Corner lot; Cul-de-sac location; Composition roof

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Great room living area; Kitchen and family room combined; Pets allowed
• Laundry & utility: Laundry hookups inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 1.2% in Granite Bay — 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 65/100 on livability (#386 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Eureka Union (suburban): math 61% / reading 74% proficiency, ranked #48 of 517 in CA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 164 active listings in the ZIP; high-income renter base; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.95% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.34%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $85,536
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6805 Douglas Blvd #100	0.20mi	2/2.0 (-1)	1,056 (0%)	2mo	$90,000	$85	84
6805 Douglas Blvd #83	0.00mi	3/2.0	1,080 (+2%)	19mo	$107,000	$99	80
6805 Douglas Blvd	0.20mi	2/2.0 (-1)	990 (-6%)	0mo	$79,900	$81	75
6805 Douglas Blvd #42	0.00mi	3/2.0	1,150 (+9%)	15mo	$160,000	$139	72
6805 Douglas Blvd #28	0.20mi	3/2.0	1,185 (+12%)	9mo	$80,000	$68	62
8880 Auburn Folsom Rd #7	0.51mi	3/2.0	1,152 (+9%)	10mo	$85,000	$74	53
8880 Auburn Folsom Rd #21	0.54mi	2/2.0 (-1)	1,153 (+9%)	7mo	$42,000	$36	49
9060 Auburn Folsom Rd #14	0.66mi	3/1.5	1,114 (+6%)	12mo	$87,500	$79	48
9060 Auburn Folsom Rd #40	0.73mi	2/2.0 (-1)	1,120 (+6%)	5mo	$93,000	$83	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.35×
• Total profit: $71,880
• Equity at exit: $28,328

10-year hold

• IRR: 39.2%
• Equity multiple: 4.66×
• Total profit: $194,947
• Equity at exit: $16,427

Cash invested: $53,197 (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 95746

• Active inventory: 164
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,701 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $1,611

Break-even live

Break-even rent $1,662

Max offer price $189,990

Occupancy floor 51%

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $189,990 Active 357 DOM
2. 2026-06-17
   days on market $189,990 Active 356 DOM
3. 2026-06-16
   days on market $189,990 Active 355 DOM
4. 2026-06-15
   days on market $189,990 Active 354 DOM
5. 2026-06-13
   days on market $189,990 Active 352 DOM
6. 2026-06-13
   days on market $189,990 Active 351 DOM
7. 2026-06-09
   days on market $189,990 Active 348 DOM
8. 2026-06-08
   days on market $189,990 Active 347 DOM
9. 2026-06-07
   days on market $189,990 Active 346 DOM
10. 2026-06-03
    days on market $189,990 Active 342 DOM
11. 2026-06-02
    days on market $189,990 Active 341 DOM
12. 2026-06-01
    days on market $189,990 Active 340 DOM
13. 2026-05-31
    days on market $189,990 Active 339 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,416
• − Mortgage interest: −$10,642
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$3,553
• − Management: −$3,553
• − Depreciation: −$5,527
• Taxable income: $17,340
• Est. tax owed @ 24.0%: −$4,162
• After-tax cash flow: $15,171/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: Eureka Union
• NCES district ID: 0613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $103,282
• Composite: 62.34/100
• National rank: #695
• State rank: #48 of 517 in CA

Livability — Granite Bay

• Score: 65/100
• State rank: #386
• US rank: #13127

Category grades

Amenities F Commute F 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: Granite Bay, CA
• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 22,985
• Household income: $183,305
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 176.0

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -664.09%
• Current HPI: 264.5367
• Rent YoY: —
• 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