4800 Auburn Folsom Rd #29 · Granite Bay, CA 95650

$49,500

3 bd · 1.0 ba · 843 sqft · Manufactured · 7 Days on market

Built 1970 3,936 sqft lot Est $79k · 38% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Home located in Glenbrook Trails Active 55+ Community in Loomis! This home is a 3 bedroom 1 bathroom. Has a spacious Kitchen features island with many cabinets and newer gas oven with gas cooktop. Vaulted ceilings in the living room area with plenty of windows. Home sits at the end of a cul-de-sac. Beautiful Side yard and 2 sheds for extra storage. HCD Registration only. Dining within 5 miles, as well as easy access to major highways for commuting, Glenbrook Trails provides a wonderful sense of community and a comfort. The community offers a variety of amenities including walking trails, year round spa, seasonal pool, large patio with a fireplace and BBQ, library, laundry facility

Key facts

• Extra storage
• Spacious kitchen
• Vaulted ceilings

Tags

• SPACIOUS KITCHEN
• VAULTED CEILINGS
• CUL-DE-SAC
• SIDE YARD
• EXTRA STORAGE
• WALKING TRAILS

Property features AI

Finance

• Other: Located within a community of 101 units; Directions: Enter park from 4800 Auburn Folsom Road onto Sequoia, turn right on Acacia. Last house on left. Space 29.
• Financial info: Land lease amount applies
• HOA & community: No association

Exterior

• Parking: Off-street covered parking; Guest parking available; Total parking for 2 vehicles
• Utilities: Gas plumbed; Individual electric meter; Individual gas meter; Internet available; Public sewer; Water from water district; Land lease (yes) with monthly land lease amount
• Home design: Manufactured home in park (single wide); Fleetwood manufacturer/make; Built in 1970; Entry located at porch; Senior community
• Construction: Metal roof; Aluminum skirting
• Exterior features: Patio awning; Carport awning; Front yard landscaping; Located on a cul-de-sac; Shed(s) on property

Interior

• Kitchen: Built-in gas oven; Built-in gas range; Hood over range; Dishwasher; Microwave; Pantry cabinet; Kitchen island; Laminate countertops
• Bedrooms: 3 bedrooms (possible 4th bedroom)
• Flooring: Laminate
• Bathrooms: 1 full bathroom with double sinks and tub/shower combination
• Heating & cooling: Central heating; Central air conditioning; Gas water heater
• Interior features: Laminate flooring; Window screens; Cathedral/vaulted living room ceiling; Porch steps and covered porch; Covered patio; Pantry cabinet and kitchen island; Laminate countertops; Dining area space in kitchen
• Laundry & utility: Washer and dryer included; Gas hook-up for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Cap rate 54.0% 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.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 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 $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $49,500

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: 5.90% ✓
• Cap rate: 53.96%
• Cash-on-cash: 170.23%
• DSCR: 8.57
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $79,242
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Auburn Folsom Rd #38	0.06mi	2/1.0 (-1)	900 (+7%)	8mo	$35,000	$39	75
4800 Auburn Folsom Rd #54	0.08mi	2/1.0 (-1)	768 (-9%)	14mo	$72,400	$94	65
4800 Auburn Folsom Rd #52	0.06mi	2/1.0 (-1)	720 (-15%)	18mo	$100,000	$139	53

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: —
• Equity multiple: 9.46×
• Total profit: $117,252
• Equity at exit: $7,381

10-year hold

• IRR: —
• Equity multiple: 20.01×
• Total profit: $263,532
• Equity at exit: $4,280

Cash invested: $13,860 (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 95650

• Active inventory: 87
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,922 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $1,966

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 28%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $49,500 Active 7 DOM
2. 2026-06-17
   days on market $49,500 Active 6 DOM
3. 2026-06-16
   days on market $49,500 Active 5 DOM
4. 2026-06-15
   days on market $49,500 Active 4 DOM
5. 2026-06-13
   days on market $49,500 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $49,500 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,063
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − Depreciation: −$1,440
• Taxable income: $24,250
• Est. tax owed @ 24.0%: −$5,820
• After-tax cash flow: $17,775/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 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

• County: Placer County · 390,510 people
• City population: 22,985
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 13,405
• Household income: $117,912
• Rent vs Own: 9.4% rent · 90.6% own
• Severe rent burden: 175.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -437.22%
• Current HPI: 318.2743
• 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