6637 Grosse Point Ct · Citrus Heights, CA 95621

$119,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 18 Days on market

Built 1980 Good condition Est $160k · 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
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6637 Grosse Point Court, a well-maintained residence located within a desirable 55+ community in Citrus Heights, offering comfort, convenience, and easy living. This three-bedroom, two-bath home features a thoughtfully designed open floor plan that creates a natural flow between the kitchen, living room, and family room ideal for both everyday living and hosting guests. The interiors feel bright and inviting, with a layout that balances functionality and comfort. The kitchen is centrally positioned, allowing for effortless connection to the main living spaces, while the additional family room provides flexibility for relaxation, hobbies, or entertaining. Outdoors, the low-mainte

Key facts

• Open floor plan
• Low maintenance yard
• Covered carport

Tags

• OPEN FLOOR PLAN
• LOW MAINTENANCE YARD
• COVERED CARPORT
• HEATED SWIMMING POOL
• BOCCE BALL COURTS
• BILLIARD ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 37% of the median local income ($81k/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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.11% ✓
• Cap rate: 17.98%
• Cash-on-cash: 41.75%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $159,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6637 Grosse Point Ct	0.00mi	3/2.0	1,536 (0%)	1mo	$95,000	$62	100
6641 Grosse Point Ct	0.01mi	2/2.0 (-1)	1,464 (-5%)	3mo	$175,000	$120	84
6845 Caywood Ct	0.29mi	2/2.0 (-1)	1,536 (0%)	2mo	$150,000	$98	80
6116 Mame Ct	0.06mi	2/2.0 (-1)	1,440 (-6%)	3mo	$179,000	$124	80
6105 Meiggs Ct #1015	0.04mi	2/2.0 (-1)	1,645 (+7%)	4mo	$160,000	$97	78
6206 Plymouth Rock Ln #110	0.61mi	3/2.0	1,536 (0%)	1mo	$159,000	$104	70
6923 Daisy Ln	0.35mi	2/2.0 (-1)	1,488 (-3%)	7mo	$155,000	$104	68
6113 Summerset Ln	0.19mi	2/2.0 (-1)	1,344 (-12%)	1mo	$169,000	$126	64
6937 Grand Tree Ln	0.45mi	2/2.0 (-1)	1,495 (-3%)	6mo	$169,500	$113	64
6912 Daisy Ln	0.32mi	2/2.0 (-1)	1,707 (+11%)	3mo	$239,500	$140	59
6941 Radiance Cir	0.36mi	3/2.0	1,753 (+14%)	7mo	$167,000	$95	54
6203 Freedom Ln	0.66mi	3/2.0	1,680 (+9%)	3mo	$160,000	$95	51

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: 37.1%
• Equity multiple: 2.56×
• Total profit: $51,837
• Equity at exit: $17,743

10-year hold

• IRR: 43.2%
• Equity multiple: 4.88×
• Total profit: $129,338
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,508 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,159

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 49%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	43d	1	0.39mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	17d	1	0.39mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	43d	1	0.49mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	23d	1	0.61mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	43d	1	0.68mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	43d	1	0.72mi
6948 Trailride Way Citrus Heights, CA	4.0	3.0	1980	$2,850	$1.44	17d	1	0.73mi
6805 Castillo Ct Citrus Heights, CA	4.0	3.0	1948	$2,795	$1.43	23d	1	0.86mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	17d	1	0.87mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	21d	1	0.88mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	0.90mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	23d	1	0.93mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	43d	1	1.01mi
6034 Centurion Cir Citrus Heights, CA	4.0	2.0	1726	$3,100	$1.80	43d	1	1.01mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	1.01mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	20d	1	1.12mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	43d	1	1.16mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	1.17mi
6333 Aslin Way Carmichael, CA	4.0	2.0	1257	$2,750	$2.19	43d	1	1.19mi
6000 Coyle Ave Carmichael, CA	4.0	2.0	1120	$2,295	$2.05	23d	1	1.34mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	1d	1	1.39mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	14d	1	1.40mi
6600 Hillsdale Blvd Sacramento, CA	3.0	3.0	1686	$2,600	$1.54	16d	1	1.46mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	1.46mi

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 · 16 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: $30,100
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$3,462
• Taxable income: $12,776
• Est. tax owed @ 24.0%: −$3,066
• After-tax cash flow: $10,844/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained mobile home in a desirable community is ready for a fresh coat of paint and some landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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