5714 Esquire Dr · Carmichael, CA 95841

$84,900

2 bd · 1.0 ba · 900 sqft · Manufactured · 103 Days on market

Built 1966 Est $80k · 6% over

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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 +4.8/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous Remodel just steps to Garden/Greenbelt in this smaller private Age 55+ community set amid the Trees. Welcoming Covered Front porch w/ views, 2 Bed 1 Bath Approx 900sf of Living area with addl 72sf Enclosed Secured Storage. New: Wood Look LVP Plank Floors throughout, Dual Panes, LED Lighting, Paint & Doors. Huge Sunny Living/Great Room, Dining Area. Kitchen has New white Cabinets, Gorgeous Acacia Wood Butcher Block Counters with Dining bar, Stainless Appliances incl Gas Cooktop, Electric Oven, DW and a New Fridge. Large Primary Bedroom has 2 Closets: both are full wall, All New Bath with Deep Tub/Shower. 2nd Bedroom/ Office has 3 Entrances: Glass French Doors from Living/Dinin

Key facts

• Covered front porch
• New white cabinets
• Led lighting

Tags

• COVERED FRONT PORCH
• ENCLOSED SECURED STORAGE
• WOOD LOOK LVP PLANK FLOORS
• DUAL PANES
• LED LIGHTING
• NEW WHITE CABINETS

Property features AI

Finance

• Financial info: Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Off-street parking; Guest parking available
• Security: Pets allowed (cats and dogs, size and number limits apply)
• Utilities: Cable available; Internet available; Individual electric meter; Individual gas meter; Natural gas connected; Public sewer; Public / water district service
• Home design: Manufactured in park (double wide); Updated/remodeled; Made by REX; Skirted with metal; Built in 1966
• Construction: Elastomeric and metal roof
• Exterior features: Fenced yard; Patio awning; Dog run; Uncovered patio and porch; Shed(s) for storage; Close to clubhouse; Regular-shaped lot

Interior

• Kitchen: Built-in electric oven; Gas cooktop; Hood over range; Wood countertop; Dishwasher; Breakfast area / breakfast nook and dining bar
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Simulated wood flooring
• Bathrooms: 1 full bathroom with tub and shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formal entry; Dual-pane full windows; Porch steps and uncovered porch/patio; Deck attached to living area; Storage area / shed
• Laundry & utility: Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 2.6% in Carmichael — 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 63/100 on livability (#471 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A-, housing B+, employment B; Watch: schools C-, crime F, commute F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 83 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $85k implies a 749% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.78%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $80,100
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6202 Manitoba Ave #53	0.06mi	2/1.0	950 (+6%)	11mo	$57,000	$60	79
6230 Manitoba Ave	0.07mi	2/2.0	842 (-6%)	8mo	$40,000	$48	75
6222 Manitoba Ave #66	0.05mi	3/2.0 (+1)	960 (+7%)	11mo	$139,900	$146	68
6220 Gettysburg Ln #11	0.30mi	3/2.0 (+1)	915 (+2%)	17mo	$105,000	$115	60
6220 Calgary Ave	0.07mi	2/2.0	1,000 (+11%)	18mo	$60,000	$60	59
5935 Auburn Blvd #154	0.38mi	2/1.0	800 (-11%)	8mo	$77,500	$97	57
5935 Auburn Blvd #45	0.34mi	2/1.0	840 (-7%)	21mo	$75,000	$89	56
6044 Revolution	0.36mi	2/2.0	960 (+7%)	24mo	$80,000	$83	49
6015 Revolution Ln #118	0.35mi	2/2.0	1,012 (+12%)	17mo	$140,000	$138	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.34×
• Total profit: $31,920
• Equity at exit: $12,659

10-year hold

• IRR: 38.5%
• Equity multiple: 4.07×
• Total profit: $72,904
• Equity at exit: $7,341

Cash invested: $23,772 (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 95841

• Rents YoY: -1.1%
• Active inventory: 83
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $801

Break-even live

Break-even rent $827

Max offer price $84,900

Occupancy floor 51%

Sensitivity live

Price	-10% $859	-5% $830	+0% $801	+5% $771	+10% $742
Rent	-10% $655	-5% $728	+0% $801	+5% $873	+10% $946
Rate	-1.0pp $844	-0.5pp $822	base $801	+0.5pp $779	+1.0pp $756

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	24d	1	0.22mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	2d	15	0.24mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	2d	1	0.45mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	2d	15	0.51mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	0.52mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	2d	2	0.55mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	0.60mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	44d	1	0.63mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	2d	1	0.65mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	17d	1	0.68mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	17d	1	0.68mi
6245 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,395	$1.66	24d	1	0.90mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	2d	2	0.93mi
6228 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,595	$1.90	18d	1	0.93mi
6544 Auburn Blvd Citrus Heights, CA	2.0	2.0	800	$1,850	$2.31	24d	1	0.99mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.00mi
6533 Greenback Ln #3 Citrus Heights, CA	2.0	1.0	840	$1,800	$2.14	24d	1	1.04mi
5402 Mona Way Sacramento, CA	2.0	1.0	863	$1,750	$2.03	22d	1	1.09mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	21d	5	1.13mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	2d	2	1.14mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	2d	2	1.16mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	4d	10	1.16mi
6004 Rutland Dr Unit 128 Carmichael, CA	2.0	1.0	900	$1,495	$1.66	4d	1	1.16mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	44d	1	1.18mi
5308 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	44d	1	1.18mi
5300 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	24d	1	1.21mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	44d	1	1.24mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	44d	1	1.31mi
5226 Hemlock St #35 Sacramento, CA	1.0	1.0	682	$1,650	$2.42	24d	1	1.32mi
5755 Callie Ln Sacramento, CA	1.0–2.0	1.0–2.0	723	$2,000	$2.76	3d	13	1.39mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	11d	2	1.39mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	2d	6	1.40mi
5233 Columbine Way Carmichael, CA	3.0	2.0	1008	$2,375	$2.36	4d	1	1.40mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	2d	1	1.42mi
5100 Garfield Ave Sacramento, CA	1.0–2.0	1.0	917	$1,970	$2.15	44d	1	1.43mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	2d	1	1.45mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	1.47mi
5121 Garfield Ave Sacramento, CA	1.0	1.0	813	$1,738	$2.14	24d	2	1.47mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	44d	3	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $84,900 Active 103 DOM
2. 2026-06-17
   days on market $84,900 Active 102 DOM
3. 2026-06-16
   days on market $84,900 Active 101 DOM
4. 2026-06-15
   days on market $84,900 Active 100 DOM
5. 2026-06-13
   days on market $84,900 Active 98 DOM
6. 2026-06-13
   days on market $84,900 Active 97 DOM
7. 2026-06-09
   days on market $84,900 Active 94 DOM
8. 2026-06-08
   days on market $84,900 Active 93 DOM
9. 2026-06-07
   days on market $84,900 Active 92 DOM
10. 2026-06-03
    days on market $84,900 Active 88 DOM
11. 2026-06-02
    days on market $84,900 Active 87 DOM
12. 2026-06-01
    days on market $84,900 Active 86 DOM
13. 2026-05-31
    days on market $84,900 Active 85 DOM
14. 2009-09-08
    soldstatus $10,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,086
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$2,470
• Taxable income: $8,831
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $7,490/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — Carmichael

• Score: 63/100
• State rank: #471
• US rank: #15996

Category grades

Amenities A- Commute F Cost of living F Crime F Employment B Housing B+ Health & safety C User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmichael, CA
• County: Sacramento County · 1,539,646 people
• City population: 61,440
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 20,500
• Household income: $61,054
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 1353.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Subsaharan African 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 70% English-only · Russian/Polish/Slavic 11% Spanish 7% Other Indo-European 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: ▼ -227.82%
• Current HPI: 369.8991
• Rent YoY: ▼ -1.08%
• 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

Price history

1 event — show timeline

• 2009-09-08 Sold (Public Records) $10,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $65 · +1.1% YoY. Source: county tax records.