7503 Costa Mesa Cir #134 · North Highlands, CA 95660

$85,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 51 Days on market

Built 2006 Est $114k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to bring your vision to life! This spacious 3 bedrooms, 2 bathrooms, double-wide mobile home offers approximately 1,568 sq ft of living space, featuring high ceilings, a spacious kitchen and a flexible floor plan. The primary suite includes an attached room- ideal for a home office, nursery, or additional sitting area. Built in 2006, the home includes an existing HVAC system and provides a strong foundation for updates and customization. Located in Antelope Manufactured Home Community, this property is ideal for buyers looking to add value and create their own space. Priced at $85,000.

Key facts

• Existing hvac system
• Strong foundation
• Flexible floor plan

Tags

• DOUBLE-WIDE MOBILE HOME
• SPACIOUS KITCHEN
• FLEXIBLE FLOOR PLAN
• ATTACHED ROOM
• EXISTING HVAC SYSTEM
• STRONG FOUNDATION

Property features AI

Finance

• Other: Located in North Highlands, CA 95660 (7503 Costa Mesa Cir #134)
• Financial info: Land lease: No (listed land lease amount present but property indicated as not land lease)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking (no garage)
• Utilities: Public water; Public sewer; 220 volts in laundry
• Home design: Manufactured double-wide located in a park; Built in 2006
• Construction: Manufactured home by Skyline Homes Inc
• Exterior features: Corner lot; Composition roof

Interior

• Kitchen: Kitchen island
• Bedrooms: 3 bedrooms (4 possible)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms with tub and shower stall
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted living room; Island in kitchen; Dining and family room combo; Pets allowed
• Laundry & utility: Laundry inside with 220V outlet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 4.1% in North Highlands — 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 61/100 on livability (#523 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment C-, crime F, amenities 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.
• Zoned schools: Village Elementary (407 students, 91% FRL); Highlands High (744 students, 90% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 110 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,605/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 5.7% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.06% ✓
• Cap rate: 27.20%
• Cash-on-cash: 74.67%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $114,464
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3708 Arroyo Seco Ln #86	0.07mi	3/2.0	1,440 (-8%)	17mo	$105,000	$73	69
3736 Arroyo Seco Ln #79	0.12mi	3/2.0	1,368 (-13%)	23mo	$83,640	$61	54

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: 77.5%
• Equity multiple: 4.69×
• Total profit: $87,826
• Equity at exit: $12,674

10-year hold

• IRR: 81.8%
• Equity multiple: 10.64×
• Total profit: $229,469
• 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 95660

• Rents YoY: 5.7%
• Active inventory: 110
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,605 high
• Mortgage (P&I): −$446
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,481

Break-even live

Break-even rent $730

Max offer price $85,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,529	-5% $1,505	+0% $1,481	+5% $1,457	+10% $1,433
Rent	-10% $1,275	-5% $1,378	+0% $1,481	+5% $1,584	+10% $1,687
Rate	-1.0pp $1,524	-0.5pp $1,503	base $1,481	+0.5pp $1,459	+1.0pp $1,437

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Little Rock Dr Antelope, CA	1.0–3.0	1.0–2.0	848	$2,500	$2.95	0d	5	0.27mi
3700 Navaho Dr Antelope, CA	2.0–4.0	1.0–2.5	1308	$2,574	$1.97	0d	9	0.65mi
4196 Worthington Dr North Highlands, CA	3.0	2.0	1200	$2,350	$1.96	9d	1	0.70mi
6909 Stoneman Dr North Highlands, CA	3.0	1.0	1113	$1,995	$1.79	14d	1	0.72mi
4249 Worthington Dr North Highlands, CA	4.0	2.0	1364	$2,500	$1.83	45d	1	0.78mi
3131 Scotland Dr Unit A Antelope, CA	3.0	2.0	1200	$2,500	$2.08	6d	1	0.81mi
3320 Saxonville Way Antelope, CA	3.0	2.0	1235	$2,500	$2.02	9d	1	0.88mi
8117 Prior Way Unit 1666 Antelope, CA	3.0	2.5	1666	$3,200	$1.92	4d	1	1.01mi
3237 Lowther Way Antelope, CA	3.0	2.5	1392	$2,595	$1.86	6d	1	1.01mi
8124 Pinefield Dr Antelope, CA	3.0	3.0	1672	$2,500	$1.50	4d	1	1.02mi
8080 Quiet Knolls Dr Antelope, CA	3.0	3.5	1956	$2,645	$1.35	0d	1	1.06mi
8082 Quiet Knolls Dr Antelope, CA	3.0	2.5	1411	$2,475	$1.75	0d	1	1.06mi
8086 Quiet Knolls Dr Antelope, CA	3.0	2.5	1436	$2,475	$1.72	0d	1	1.06mi
3228 Boulder Creek Way Antelope, CA	4.0	2.0	1652	$2,695	$1.63	45d	1	1.07mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	45d	1	1.11mi
3704 Pinehill Way Antelope, CA	3.0	2.0	1445	$2,725	$1.89	14d	1	1.15mi
3624 Van Owen St North Highlands, CA	4.0	2.0	1232	$2,200	$1.79	23d	1	1.16mi
8020 Walerga Rd Antelope, CA	2.0–3.0	2.0	1014	$2,800	$2.76	9d	2	1.19mi
8449 Bramble Bush Cir Antelope, CA	3.0	2.0	1381	$2,695	$1.95	45d	1	1.22mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	13d	1	1.22mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	3d	1	1.22mi
2797 Rainier Way Antelope, CA	3.0	2.5	1641	$2,795	$1.70	0d	1	1.24mi
8242 Scrub Oak Way Antelope, CA	3.0	2.5	1669	$2,595	$1.55	25d	1	1.25mi
4400 Shandwick Dr Antelope, CA	1.0–3.0	1.0–2.0	876	$2,514	$2.87	0d	13	1.29mi
8337 Scrub Oak Way Antelope, CA	3.0	2.0	1381	$2,450	$1.77	25d	1	1.33mi
8020 Walerga Rd #1276 Antelope, CA	3.0	2.0	1193	$2,800	$2.35	16d	1	1.35mi
8336 Lonely Hill Way Antelope, CA	3.0	2.5	2060	$2,795	$1.36	13d	1	1.36mi
8303 Walerga Rd Antelope, CA	1.0–3.0	1.0–2.0	894	$3,351	$3.75	0d	10	1.38mi
8516 Brisenbourg Way Antelope, CA	3.0	2.5	1970	$3,300	$1.68	16d	1	1.43mi
4150 Munich Ct Antelope, CA	3.0	2.0	1229	$2,595	$2.11	45d	1	1.45mi
8633 Northam Dr Antelope, CA	4.0	2.5	1920	$2,778	$1.45	14d	1	1.46mi
8633 Northam Dr Antelope, CA	4.0	2.5	1920	$2,778	$1.45	12d	1	1.46mi
3140 Glentana Way Antelope, CA	3.0	2.0	1600	$2,295	$1.43	25d	1	1.46mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	3d	1	1.48mi
8525 Crystal Ridge Way Antelope, CA	4.0	2.5	2189	$2,820	$1.29	45d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $85,000 Active 51 DOM
2. 2026-06-18
   days on market $85,000 Active 48 DOM
3. 2026-06-17
   days on market $85,000 Active 47 DOM
4. 2026-06-16
   days on market $85,000 Active 46 DOM
5. 2026-06-15
   days on market $85,000 Active 45 DOM
6. 2026-06-13
   days on market $85,000 Active 43 DOM
7. 2026-06-13
   days on market $85,000 Active 42 DOM
8. 2026-06-09
   days on market $85,000 Active 39 DOM
9. 2026-06-08
   days on market $85,000 Active 38 DOM
10. 2026-06-07
    days on market $85,000 Active 37 DOM
11. 2026-06-03
    days on market $85,000 Active 33 DOM
12. 2026-06-02
    days on market $85,000 Active 32 DOM
13. 2026-06-01
    days on market $85,000 Active 31 DOM
14. 2026-05-31
    days on market $85,000 Active 30 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,150 · $96/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,261
• − Mortgage interest: −$4,761
• − Property taxes: −$1,150
• − Insurance: −$425
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$2,473
• Taxable income: $17,450
• Est. tax owed @ 24.0%: −$4,188
• After-tax cash flow: $13,584/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 — North Highlands

• Score: 61/100
• State rank: #523
• US rank: #17613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Highlands, CA
• County: Sacramento County · 1,539,646 people
• City population: 56,900
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 35,451
• Household income: $68,235
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1300.0

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 0.69)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 16% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Subsaharan African 5% Scotch-Irish 2% Scandinavian 2%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 25% Russian/Polish/Slavic 9% 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: ▼ -273.83%
• Current HPI: 438.1022
• Rent YoY: ▲ 5.69%
• 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

Property tax history

+0.1%/yr

Latest (2025): $1,150 · -1.2% YoY. Source: county tax records.