77020 Lauppe Ln · Citrus Heights, CA 95621

$85,000

2 bd · 1.5 ba · 800 sqft · Manufactured · 603 Days on market

Built 1969 $106/sqft · 12% above area Est $76k · 12% over

---

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
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Oak Grove Estates, a desirable 55+ community in Citrus Heights! This charming 2-bedroom, 1.5-bath, 800 sq ft mobile home is move-in ready with recent upgrades throughout. Step inside to discover brand-new flooring, plush carpet, and a remodeled kitchen featuring sleek stainless steel appliances and generous countertop space. The home's smart layout ensures comfort and functionality. Completely reinsulated for year-round comfort, the home also boasts a large covered deck perfect for outdoor relaxation. With several covered parking spaces and a long driveway, you'll have plenty of room for off-street parking. Oak Grove Estates is conveniently located near major freeways, making com

Key facts

• Parking
• Pool
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/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: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.4% in Citrus Heights — 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 60/100 on livability (#614 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: schools D, crime D-, amenities F.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.9%/yr); 210 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $588 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 + 1.9% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 603 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 603 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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: 2.19% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.52%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $76,209
• List price: $85,000
• Delta: 11.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77102 Lauppe Ln	0.12mi	2/1.5	800 (0%)	5mo	$65,000	$81	90
77140 Lauppe Ln	0.07mi	1/1.0 (-1)	800 (0%)	15mo	$94,000	$118	78
77262 Lauppe Ln	0.16mi	2/2.0	720 (-10%)	2mo	$80,000	$111	72
77264 Lauppe Ln	0.16mi	1/1.0 (-1)	700 (-12%)	19mo	$50,000	$71	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 · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 2.70×
• Total profit: $40,453
• Equity at exit: $12,674

10-year hold

• IRR: 46.1%
• Equity multiple: 5.18×
• Total profit: $99,574
• Equity at exit: $7,349

Cash invested: $23,800 (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 95621

• Rents YoY: 1.9%
• Active inventory: 210
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $883

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	2d	9	0.59mi
7658 Poppy Way Unit 7658 Citrus Heights, CA	2.0	1.0	900	$1,695	$1.88	3d	1	0.74mi
7658 Poppy Way Citrus Heights, CA	2.0	1.0	900	$1,785	$1.98	15d	1	0.74mi
7727 Mariposa Ave Unit 5 Citrus Heights, CA	2.0	1.0	725	$1,795	$2.48	44d	1	0.76mi
7434 Auburn Oaks Ct Citrus Heights, CA	2.0	1.0	890	$1,975	$2.22	3d	1	0.83mi
7434 Auburn Oaks Ct Citrus Heights, CA	1.0–2.0	1.0	790	$1,875	$2.37	24d	4	0.83mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,700	$1.83	22d	1	0.90mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,695	$1.82	44d	1	0.90mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	0.96mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	22d	1	1.04mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	1.08mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	1.09mi
7311 Huntington Square Ln Citrus Heights, CA	2.0	1.0	975	$1,955	$2.01	2d	5	1.12mi
7603 Linden Ave Citrus Heights, CA	2.0	1.5	990	$1,900	$1.92	18d	1	1.15mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	1.19mi
7840 Antelope Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	840	$1,675	$1.99	44d	1	1.20mi
7856 Old Auburn Rd Apt 8 Citrus Heights, CA	2.0	1.5	950	$1,395	$1.47	20d	1	1.22mi
7849 Sunrise Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	842	$1,800	$2.14	7d	1	1.23mi
7441 Tiara Way Unit A Citrus Heights, CA	2.0	1.0	894	$1,295	$1.45	24d	1	1.24mi
7444 Tiara Way Unit D Citrus Heights, CA	2.0	1.0	1020	$1,850	$1.81	44d	1	1.27mi
6635 Sylvan Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	865	$2,120	$2.45	7d	8	1.31mi
7885 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	4d	1	1.35mi
7885 Vista Ridge Dr Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	3d	1	1.35mi
7887 Vistaridge Dr Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	3d	1	1.36mi
7887 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	4d	1	1.36mi
7522 Sunrise Blvd Unit 210 Citrus Heights, CA	2.0	1.0	800	$1,725	$2.16	44d	1	1.40mi
7522 Sunrise Blvd Unit 607 Citrus Heights, CA	1.0	1.0	635	$1,650	$2.60	44d	1	1.40mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	7d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $85,000 Active 603 DOM
2. 2026-06-17
   days on market $85,000 Active 602 DOM
3. 2026-06-16
   days on market $85,000 Active 601 DOM
4. 2026-06-15
   days on market $85,000 Active 600 DOM
5. 2026-06-13
   days on market $85,000 Active 598 DOM
6. 2026-06-13
   days on market $85,000 Active 597 DOM
7. 2026-06-09
   days on market $85,000 Active 594 DOM
8. 2026-06-08
   days on market $85,000 Active 593 DOM
9. 2026-06-07
   days on market $85,000 Active 592 DOM
10. 2026-06-05
    days on market $85,000 Active 589 DOM
11. 2026-06-03
    days on market $85,000 Active 588 DOM
12. 2026-06-02
    days on market $85,000 Active 587 DOM
13. 2026-06-01
    days on market $85,000 Active 586 DOM
14. 2026-05-31
    days on market $85,000 Active 585 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 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: $22,335
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$2,473
• Taxable income: $9,827
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $8,237/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Citrus Heights

• Score: 60/100
• State rank: #614
• US rank: #19580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Heights, CA
• County: Sacramento County · 1,539,646 people
• City population: 89,370
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 42,442
• Household income: $80,901
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 1854.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 19% Two or more races 11% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Subsaharan African 3% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 10% Russian/Polish/Slavic 6% Other Indo-European 3%

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: ▼ -408.14%
• Current HPI: 351.9333
• Rent YoY: ▲ 1.90%
• 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