75 Redwood Ln · Folsom, CA 95630

$120,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 39 Days on market

Built 1969 $89/sqft · 11% below area Est $135k · 11% under

---

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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 easy living in this charming 2-bedroom, 2-bath manufactured home located in a desirable 55+ community at Folsom Manor! Offering 1,344 sq ft of comfortable living space, this home features a spacious master suite, indoor laundry, newer HVAC, and a covered carport for added convenience. Enjoy a welcoming layout with plenty of natural light and functional living areas designed for comfort and relaxation. The community amenities include a clubhouse, swimming pool, and recreational facilities, providing endless opportunities to stay active and social. A wonderful opportunity to enjoy low-maintenance living in a peaceful and friendly neighborhood!

Key facts

• Clubhouse
• Covered carport
• Swimming pool

Tags

• INDOOR LAUNDRY
• NEWER HVAC
• COVERED CARPORT
• CLUBHOUSE
• SWIMMING POOL
• RECREATIONAL FACILITIES

Property features AI

Finance

• Other: Located near clubhouse within the park
• Financial info: Land lease: No (listed land lease amount present but land lease indicated as No)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered
• Utilities: Cable available; Natural gas connected; Public water; Public sewer
• Home design: Manufactured home in park; Double wide; Built in 1969
• Construction: Aluminum skirting; Tar and gravel roof; Skyline manufactured home
• Exterior features: Close to clubhouse; Covered parking

Interior

• Kitchen: Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Great room; Formal dining area; Laminate countertops
• Laundry & utility: Inside laundry room; 220 volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.12% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.33%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $134,727
• List price: $120,000
• Delta: -10.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Redwood Ln	0.02mi	2/2.0	1,200 (-11%)	2mo	$92,000	$77	80
347 Danielle Way	0.25mi	2/2.0	1,248 (-7%)	2mo	$138,000	$111	75
342 Danielle Way	0.24mi	2/2.0	1,440 (+7%)	5mo	$155,000	$108	73
246 Danielle Way	0.22mi	2/2.0	1,162 (-14%)	1mo	$190,000	$164	66
276 Meadowrock Way	0.74mi	2/2.0	1,344 (0%)	1mo	$180,000	$134	64
155 Leafwood Way	0.58mi	2/2.0	1,248 (-7%)	1mo	$185,000	$148	60
95 Shadowbrook Ct	0.59mi	2/2.0	1,440 (+7%)	4mo	$170,000	$118	58
320 Stonebrook Dr	0.62mi	2/2.0	1,440 (+7%)	5mo	$165,950	$115	55
587 Southwood	0.41mi	2/2.0	1,536 (+14%)	3mo	$330,000	$215	55
330 Stonebrook Dr	0.62mi	2/2.0	1,440 (+7%)	7mo	$206,450	$143	53
230 Northlake Dr	0.69mi	2/1.5	1,440 (+7%)	7mo	$299,500	$208	48
340 Stonebrook Dr	0.63mi	2/2.0	1,536 (+14%)	6mo	$170,000	$111	42

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: 37.6%
• Equity multiple: 2.57×
• Total profit: $52,833
• Equity at exit: $17,892

10-year hold

• IRR: 43.5%
• Equity multiple: 4.88×
• Total profit: $130,391
• Equity at exit: $10,375

Cash invested: $33,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $1,185

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 49%

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: $30,000
• Closing costs: $3,600
• 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 14 events

1. 2026-06-18
   days on market $120,000 Active 39 DOM
2. 2026-06-17
   days on market $120,000 Active 38 DOM
3. 2026-06-16
   days on market $120,000 Active 37 DOM
4. 2026-06-15
   days on market $120,000 Active 36 DOM
5. 2026-06-13
   days on market $120,000 Active 34 DOM
6. 2026-06-13
   days on market $120,000 Active 33 DOM
7. 2026-06-09
   days on market $120,000 Active 30 DOM
8. 2026-06-08
   days on market $120,000 Active 29 DOM
9. 2026-06-07
   days on market $120,000 Active 28 DOM
10. 2026-06-05
    days on market $120,000 Active 25 DOM
11. 2026-06-03
    days on market $120,000 Active 24 DOM
12. 2026-06-02
    days on market $120,000 Active 23 DOM
13. 2026-06-01
    days on market $120,000 Active 22 DOM
14. 2026-05-31
    days on market $120,000 Active 21 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: $30,599
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$3,491
• Taxable income: $13,091
• Est. tax owed @ 24.0%: −$3,142
• After-tax cash flow: $11,080/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