6211 Calgary Ave #82 · Carmichael, CA 95841

$34,900

1 bd · 1.0 ba · 480 sqft · Manufactured · 57 Days on market

Built 1961 $73/sqft · 12% above area Est $31k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

The Most Affordable Remodeled Home im the Area! Own your Piece of Paradise in Private Smaller Age 55+ Park Close to Everything. Seller just Had an $18K Brand New Energy Efficient Central Heat and AC System Installed! Nicely Updated Throughout with Light & Comfort in Mind. 2025 New Luxury Designer Plush Carpet & Newer Vinyl Wood Plank Flooring. Dual Pane Windows. Kitchen Wraps around the Front of the Home with Plenty of Cabinets with Newer Gas Stove includes Refrigerator. Both the Living Room & the Bedroom Are Full Width offering Plenty of Space. Freshly Updated Bath Has Room to possibly Add a stackable Laundry in place of Built-In Cabinets. Large Covered Porch on the Sout

Key facts

• Large covered porch
• Freshly updated bath
• Plenty of cabinets

Tags

• DUAL PANE WINDOWS
• KITCHEN WRAPS AROUND THE FRONT
• PLENTY OF CABINETS
• NEWER GAS STOVE
• FRESHLY UPDATED BATH
• LARGE COVERED PORCH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.3% 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; 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

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 $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1961 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.94% ✓
• Cap rate: 35.32%
• Cash-on-cash: 103.67%
• DSCR: 5.61
• GRM: 2.1

CMA / ARV

• ARV (median comp): $31,021
• List price: $34,900
• Delta: 12.51%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5935 Auburn Blvd #4	0.29mi	2/1.0 (+1)	500 (+4%)	5mo	$32,500	$65	71
5935 Auburn Blvd #36	0.26mi	1/1.0	520 (+8%)	8mo	$30,000	$58	68
5935 Auburn Blvd #141	0.34mi	1/1.0	500 (+4%)	22mo	$52,000	$104	59

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: 92.8%
• Equity multiple: 5.08×
• Total profit: $39,914
• Equity at exit: $5,204

10-year hold

• IRR: 95.0%
• Equity multiple: 9.52×
• Total profit: $83,230
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $778

Break-even live

Break-even rent $389

Max offer price $34,900

Occupancy floor 38%

Sensitivity live

Price	-10% $802	-5% $790	+0% $778	+5% $766	+10% $754
Rent	-10% $669	-5% $723	+0% $778	+5% $832	+10% $886
Rate	-1.0pp $795	-0.5pp $787	base $778	+0.5pp $769	+1.0pp $759

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $34,900 Active 57 DOM
2. 2026-06-18
   days on market $34,900 Active 54 DOM
3. 2026-06-17
   days on market $34,900 Active 53 DOM
4. 2026-06-16
   days on market $34,900 Active 52 DOM
5. 2026-06-15
   days on market $34,900 Active 51 DOM
6. 2026-06-13
   days on market $34,900 Active 49 DOM
7. 2026-06-13
   days on market $34,900 Active 48 DOM
8. 2026-06-09
   days on market $34,900 Active 45 DOM
9. 2026-06-08
   days on market $34,900 Active 44 DOM
10. 2026-06-07
    days on market $34,900 Active 43 DOM
11. 2026-06-03
    days on market $34,900 Active 39 DOM
12. 2026-06-02
    status $34,900 Active 38 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 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: $16,487
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$972
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$1,015
• Taxable income: $9,383
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $7,081/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