48 Cedar Cir · Folsom, CA 95630

$194,999

2 bd · 2.0 ba · 1,060 sqft · Manufactured · 12 Days on market

Built 1970

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled 2-bedroom, 2-bath home located in the charming 55+ community of Folsom Manor Mobile Home Park. Thoughtfully updated from top to bottom, every room showcases quality craftsmanship and attention to detail, creating a truly move-in ready home. The stunning kitchen features elegant quartz countertops, a large seating area perfect for entertaining, abundant new cabinetry for exceptional storage, and brand-new appliances. Additional upgrades throughout the home include new windows, laminate wood flooring, updated HVAC ducting, stylish new vanities, modern lighting, and fresh interior and exterior paint. Step outside to high producing citrus trees and enjoy th

Key facts

• Quartz countertops
• Large seating area
• Stunning kitchen

Tags

• REMODELED HOME
• STUNNING KITCHEN
• QUARTZ COUNTERTOPS
• LARGE SEATING AREA
• ABUNDANT NEW CABINETRY
• NEW WINDOWS

Property features AI

Finance

• Other: Located at 48 Cedar Cir, Folsom, CA 95630; Directions: Auburn Folsom to Inwood; the park is on the right side
• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Covered parking
• Utilities: Natural gas connected; Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured in-park (double wide); Vagabond make; Updated/remodeled; Built in 1970; Aluminum skirting
• Construction: Foam roof
• Exterior features: Covered parking; Regular-shaped lot with greenbelt; Shed(s)

Interior

• Kitchen: Breakfast area / breakfast nook; Kitchen/family combo; Slab and stone counters; Free standing gas range; Hood over range; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Updated/remodeled interior; Great room living area; Covered patio
• Laundry & utility: Indoor laundry with hookups (washer/dryer hookups); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Cap rate 10.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,999

Questions for the listing agent

1. Built in 1970 — 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: 1.30% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $118,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Allan Ct	0.32mi	2/2.0	1,056 (-0%)	1mo	$125,000	$118	84
53 Birch Ln	0.11mi	2/2.0	1,000 (-6%)	2mo	$70,000	$70	84
73 Redwood Ln	0.02mi	2/1.5	960 (-9%)	6mo	$82,500	$86	76
76 Redwood Ln	0.02mi	2/2.0	1,200 (+13%)	2mo	$92,000	$77	75
90 Monterey	0.22mi	2/2.0	1,000 (-6%)	9mo	$31,500	$32	73
246 Danielle Way	0.25mi	2/2.0	1,162 (+10%)	1mo	$190,000	$164	72
325 Bluebird Ln	0.21mi	2/2.0	1,120 (+6%)	11mo	$105,000	$94	71
227 Bluebird Ln	0.10mi	3/2.0 (+1)	1,000 (-6%)	16mo	$125,000	$125	67
245 Lark Ln	0.15mi	2/2.0	1,200 (+13%)	8mo	$134,500	$112	64
160 Overbrook	0.62mi	2/2.0	1,060 (0%)	20mo	$175,000	$165	54
138 Leafwood Way	0.57mi	2/2.0	1,152 (+9%)	11mo	$100,000	$87	50
151 Shadowbrook	0.64mi	2/2.0	1,120 (+6%)	14mo	$193,000	$172	49

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,605
• Equity at exit: $29,075

10-year hold

• IRR: 11.5%
• Equity multiple: 1.85×
• Total profit: $46,333
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,528 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $650

Break-even live

Break-even rent $1,706

Max offer price $194,999

Occupancy floor 69%

Sensitivity live

Price	-10% $784	-5% $717	+0% $650	+5% $582	+10% $515
Rent	-10% $450	-5% $550	+0% $650	+5% $750	+10% $849
Rate	-1.0pp $748	-0.5pp $699	base $650	+0.5pp $599	+1.0pp $548

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.89mi
109 N Grant Ln Folsom, CA	2.0	2.0	1413	$2,595	$1.84	44d	1	0.94mi
288 Marsalla Dr Folsom, CA	3.0	2.0	1130	$2,495	$2.21	44d	1	0.96mi
1600 Canyon Terrace Ln Folsom, CA	1.0–3.0	1.0–2.0	955	$2,348	$2.46	2d	18	1.02mi
1000 Folsom Ranch Dr Folsom, CA	1.0–2.0	1.0–2.0	830	$2,399	$2.89	2d	18	1.17mi

Listing history 2 events

1. 2026-06-01
   status $194,999 Pending 12 DOM
2. 2026-05-31
   days on market $194,999 Active 12 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $30,339
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$5,673
• Taxable income: $4,989
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $6,599/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