77012 Lauppe Ln · Citrus Heights, CA 95621

$90,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 101 Days on market

Built 1967 Est $85k · 6% over

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

Listing remarks

Welcome home to this beautifully updated 2-bedroom, 2-bathroom mobile home, perfectly situated at the front of the park for added convenience curb, appeal and its own private driveway for extra parking and accessibility. Featuring an open floor plan and a spacious, sun-filled layout, this home offers a seamless flow between living, dining, and kitchen areas ideal for everyday living and entertaining. Enjoy cooking in the open kitchen, unwind in the cozy sunroom, or step outside to relax on the inviting patio space. Additional highlights include a private driveway, a covered garage space, front lawn maintained by the community, and tasteful updates throughout making this home truly move-in r

Key facts

• Tasteful updates
• Private driveway
• Inviting patio space

Tags

• PRIVATE DRIVEWAY
• OPEN KITCHEN
• COZY SUNROOM
• INVITING PATIO SPACE
• FRONT LAWN MAINTAINED
• TASTEFUL UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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; 34 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($82k) 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1967 — 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: 2.25% ✓
• Cap rate: 19.29%
• Cash-on-cash: 46.41%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $85,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77028 Lauppe Ln	0.08mi	2/2.0	1,120 (-7%)	1mo	$80,000	$71	84
77066 Lauppe Ln	0.06mi	2/1.5	1,296 (+8%)	6mo	$70,000	$54	77
77178 Lauppe Ln #178	0.16mi	2/2.0	1,272 (+6%)	22mo	$135,000	$106	64

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: 42.4%
• Equity multiple: 2.80×
• Total profit: $45,312
• Equity at exit: $13,419

10-year hold

• IRR: 48.0%
• Equity multiple: 5.39×
• Total profit: $110,636
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $975

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,037	-5% $1,006	+0% $975	+5% $944	+10% $912
Rent	-10% $815	-5% $895	+0% $975	+5% $1,055	+10% $1,134
Rate	-1.0pp $1,020	-0.5pp $998	base $975	+0.5pp $951	+1.0pp $928

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7437 Antelope Rd Citrus Heights, CA	2.0	2.5	1287	$2,550	$1.98	4d	1	0.18mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	3d	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
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	0.77mi
7434 Auburn Oaks Ct Citrus Heights, CA	1.0–2.0	1.0	790	$1,875	$2.37	24d	4	0.83mi
7434 Auburn Oaks Ct Citrus Heights, CA	2.0	1.0	890	$1,975	$2.22	4d	1	0.83mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	0.88mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,695	$1.82	44d	1	0.90mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,700	$1.83	22d	1	0.90mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	11d	1	0.96mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	0.99mi
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
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	4d	1	1.19mi
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	21d	1	1.22mi
7849 Sunrise Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	842	$1,800	$2.14	8d	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	8d	8	1.31mi
7429 Sunrise Blvd Citrus Heights, CA	2.0	2.5	1319	$2,000	$1.52	44d	1	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 Unit 1 Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	4d	1	1.36mi
7887 Vistaridge Dr Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	3d	1	1.36mi
7522 Sunrise Blvd Unit 210 Citrus Heights, CA	2.0	1.0	800	$1,725	$2.16	44d	1	1.40mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	1.42mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	8d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 101 DOM
2. 2026-06-17
   days on market $90,000 Active 100 DOM
3. 2026-06-16
   days on market $90,000 Active 99 DOM
4. 2026-06-15
   days on market $90,000 Active 98 DOM
5. 2026-06-13
   days on market $90,000 Active 96 DOM
6. 2026-06-13
   days on market $90,000 Active 95 DOM
7. 2026-06-09
   days on market $90,000 Active 92 DOM
8. 2026-06-08
   days on market $90,000 Active 91 DOM
9. 2026-06-07
   days on market $90,000 Active 90 DOM
10. 2026-06-05
    days on market $90,000 Active 87 DOM
11. 2026-06-03
    days on market $90,000 Active 86 DOM
12. 2026-06-02
    days on market $90,000 Active 85 DOM
13. 2026-06-01
    days on market $90,000 Active 84 DOM
14. 2026-05-31
    days on market $90,000 Active 83 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: $24,253
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$2,618
• Taxable income: $10,913
• Est. tax owed @ 24.0%: −$2,619
• After-tax cash flow: $9,077/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