5040 Jackson St #59 · North Highlands, CA 95660

$85,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured · 99 Days on market

Built 1976 $61/sqft · at area comps Est $84k · at est.

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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 +6.8/15.0
• 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

Welcome to this beautifully maintained and spacious 1,392 sq ft double-wide manufactured home located in a desirable 55+ North Highlands community. This 1976 Sunny home features thoughtful upgrades, abundant natural light, and a comfortable open layout that makes the home feel warm and inviting from the moment you walk in. Enjoy generous living spaces perfect for relaxing or entertaining, along with updates that add both charm and functionality. The well-designed floor plan provides plenty of room to live comfortably while offering great potential for buyers to make it their own. Conveniently located near shopping, dining, medical facilities, and major commuter routes, providing easy access

Key facts

• Parking
• Built 1976
• Listed 99 days

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 ($13k/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 21.1% 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-, schools D, crime 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 rising fast (+5.7%/yr); 108 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 ($68k/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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($77k) 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1976 — 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 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: 2.44% ✓
• Cap rate: 21.13%
• Cash-on-cash: 52.99%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $83,743
• List price: $85,000
• Delta: 1.50%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5040 Jackson St #60	0.00mi	2/2.0 (-1)	1,440 (+3%)	4mo	$75,000	$52	86
5040 Jackson St #110	0.09mi	3/2.0	1,440 (+3%)	12mo	$81,500	$57	80
5064 - 5477 S Valley Forge Ln #25	0.43mi	3/2.0	1,400 (+1%)	7mo	$88,900	$64	74
5040 Jackson St #54	0.12mi	3/2.0	1,512 (+9%)	10mo	$75,000	$50	72
5040 Jackson St #76	0.04mi	3/2.0	1,584 (+14%)	9mo	$85,000	$54	68
4133 Potomac Ln	0.40mi	3/2.0	1,298 (-7%)	10mo	$100,000	$77	62
5040 Jackson St #149	0.11mi	2/2.0 (-1)	1,248 (-10%)	12mo	$88,000	$71	62
5040 Jackson St #44	0.17mi	2/2.0 (-1)	1,536 (+10%)	9mo	$74,000	$48	62
4139 Minute Man Ln	0.34mi	3/2.0	1,283 (-8%)	11mo	$92,000	$72	62
4130 Annapolis Ln #159	0.36mi	3/2.0	1,225 (-12%)	9mo	$107,500	$88	56
4963 Eleven Oaks Ln	0.48mi	3/2.0	1,536 (+10%)	6mo	$140,000	$91	56
4125 Potomac Ln #129	0.37mi	3/2.0	1,200 (-14%)	8mo	$58,000	$48	52

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: 54.1%
• Equity multiple: 3.48×
• Total profit: $58,955
• Equity at exit: $12,674

10-year hold

• IRR: 60.2%
• Equity multiple: 7.83×
• Total profit: $162,647
• 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: 108
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,051

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 44%

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5123 Shell St North Highlands, CA	2.0	1.0	912	$1,950	$2.14	2d	1	0.07mi
3731 Scallop Ct North Highlands, CA	2.0	1.0	924	$2,150	$2.33	44d	1	0.21mi
4008 Tricia Way North Highlands, CA	2.0	1.0	900	$1,700	$1.89	12d	1	0.34mi
4020 Tricia Way Unit 4688001002 North Highlands, CA	2.0	1.0	1000	$1,495	$1.50	44d	1	0.35mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	2d	3	0.43mi
3609 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,795	$1.99	2d	2	0.55mi
3517 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,750	$1.94	3d	1	0.62mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	0.63mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	2d	1	0.68mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	2d	3	0.78mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	2d	1	0.86mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	2d	4	0.96mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	2d	1	0.96mi
4561 Ashcroft Ave Unit 52 Sacramento, CA	2.0	1.0	900	$1,395	$1.55	2d	1	0.96mi
4561 Ashcroft Ave Apt 49 Sacramento, CA	2.0	1.0	888	$1,499	$1.69	2d	1	0.96mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	22d	1	0.98mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	44d	1	1.00mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	2d	1	1.08mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	2d	1	1.10mi
5728 Luce Ave McClellan Park, CA	2.0–3.0	1.0	1058	$2,190	$2.07	2d	3	1.10mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	2d	1	1.15mi
4716 Tulane Ct Sacramento, CA	3.0	2.0	1303	$2,450	$1.88	24d	1	1.19mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	2d	3	1.20mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	1.21mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	44d	3	1.22mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	2d	1	1.23mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	2d	1	1.25mi
4815 College Oak Dr Sacramento, CA	2.0	1.0–1.5	1000	$1,662	$1.66	8d	2	1.29mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,590	$1.89	2d	8	1.31mi
4255 Winding Way Sacramento, CA	2.0	1.5	1300	$1,995	$1.53	8d	1	1.33mi
6209 Claussen Way North Highlands, CA	4.0	2.0	1600	$2,550	$1.59	15d	1	1.34mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	44d	1	1.34mi
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	2d	1	1.35mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,832	$2.00	2d	7	1.38mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	11d	2	1.38mi
5012 Sunshine Ln Sacramento, CA	2.0	1.0	970	$1,775	$1.83	11d	1	1.41mi
5720 Brett Dr Sacramento, CA	4.0	2.0	1567	$2,650	$1.69	20d	1	1.42mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 99 DOM
2. 2026-06-17
   days on market $85,000 Active 98 DOM
3. 2026-06-16
   days on market $85,000 Active 97 DOM
4. 2026-06-15
   days on market $85,000 Active 96 DOM
5. 2026-06-13
   days on market $85,000 Active 94 DOM
6. 2026-06-13
   days on market $85,000 Active 93 DOM
7. 2026-06-09
   days on market $85,000 Active 90 DOM
8. 2026-06-08
   days on market $85,000 Active 89 DOM
9. 2026-06-07
   days on market $85,000 Active 88 DOM
10. 2026-06-03
    days on market $85,000 Active 84 DOM
11. 2026-06-02
    days on market $85,000 Active 83 DOM
12. 2026-06-01
    days on market $85,000 Active 82 DOM
13. 2026-05-31
    days on market $85,000 Active 81 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 ≥102°F today · 14 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: $24,886
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$2,473
• Taxable income: $11,970
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $9,738/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