8358 Cedarwood Ln · Citrus Heights, CA 95610

$139,900

2 bd · 2.0 ba · 1,252 sqft · Manufactured · 102 Days on market

Built 1972 Good condition $112/sqft · 14% above area Est $123k · 14% 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
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home, this home has been beautifully updated. Feature include a large primary suite with a on suite bath. It even has a custom builtin doggie door for your sweet fur baby. The second bedroom features a large walk in closet, with shelves for extra storage. Updated kitchen feature's includes new counter tops freshly painted cabinets, and hardware. With a chef's choice, gas cook top and ovens. New vinyl plank flooring, freshly painted throughout, new water heater, new lights, and fans. Easy to use laundry closet for full size washer/dryer. The dining room has a built-in china cabinet. The family/living room area is very desirable open and spacious. With numerous windows offering lot's

Key facts

• Updated kitchen
• Large walk in closet
• Parking

Tags

• CUSTOM BUILTIN DOGGIE DOOR
• LARGE WALK IN CLOSET
• UPDATED KITCHEN
• CHEF'S CHOICE GAS COOK TOP
• NEW VINYL PLANK FLOORING
• EASY TO USE LAUNDRY CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 fast (+4.1%/yr); 163 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% of the median local income ($83k/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 $967 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 + 4.1% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1972 — 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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.94%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $123,088
• List price: $139,900
• Delta: 13.66%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8344 Big Oak Dr	0.08mi	2/2.0	1,228 (-2%)	1mo	$162,500	$132	92
8351 Big Oak Dr	0.05mi	2/2.0	1,200 (-4%)	6mo	$135,000	$113	86
8321 Driftwood Ln	0.17mi	2/2.0	1,344 (+7%)	1mo	$122,500	$91	79
8008 Eucalyptus Ln	0.19mi	2/2.0	1,152 (-8%)	3mo	$155,000	$135	75
8009 Creekfront Ln	0.10mi	2/2.0	1,344 (+7%)	9mo	$115,840	$86	75
8313 Oak Front Ln	0.24mi	2/2.0	1,248 (-0%)	19mo	$75,000	$60	72
8412 Big Oak Dr #170	0.19mi	2/2.0	1,400 (+12%)	0mo	$142,000	$101	71
8323 Oak Front Ln	0.21mi	2/2.0	1,368 (+9%)	6mo	$159,000	$116	70
8351 Cedarwood Ln	0.05mi	3/2.0 (+1)	1,365 (+9%)	14mo	$120,000	$88	66
8012 Aspen Ln	0.12mi	2/2.0	1,358 (+8%)	18mo	$125,000	$92	65
8409 Big Oak Dr	0.15mi	2/2.0	1,400 (+12%)	15mo	$245,000	$175	60
8003 Oakside Ln	0.27mi	2/2.0	1,400 (+12%)	9mo	$85,000	$61	60

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.86×
• Total profit: $33,835
• Equity at exit: $20,860

10-year hold

• IRR: 29.8%
• Equity multiple: 3.80×
• Total profit: $109,719
• Equity at exit: $12,096

Cash invested: $39,172 (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 95610

• Rents YoY: 4.1%
• Active inventory: 163
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $847

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 58%

Sensitivity live

Price	-10% $943	-5% $895	+0% $847	+5% $798	+10% $750
Rent	-10% $665	-5% $756	+0% $847	+5% $937	+10% $1,028
Rate	-1.0pp $917	-0.5pp $882	base $847	+0.5pp $810	+1.0pp $774

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7898 Claypool Way Citrus Heights, CA	3.0	2.0	1317	$2,500	$1.90	19d	1	0.30mi
8629 El Sobrante Way Orangevale, CA	3.0	2.0	1117	$2,500	$2.24	45d	1	0.64mi
8208 Charlotte Ave Citrus Heights, CA	3.0	2.0	1401	$2,750	$1.96	9d	1	0.90mi
7517 Saint Philomena Way Citrus Heights, CA	3.0	1.5	1100	$2,500	$2.27	16d	1	0.92mi
1519 Pine Valley Cir Roseville, CA	3.0	2.0	1577	$2,750	$1.74	12d	1	1.04mi
1911 Wildwood Way Apt 1 Roseville, CA	2.0	1.0	900	$1,595	$1.77	3d	1	1.10mi
7024 Allenwood Ct Citrus Heights, CA	3.0	2.0	1672	$3,400	$2.03	45d	1	1.24mi
1812A S Cirby Way Unit B Roseville, CA	2.0	1.0	1000	$2,300	$2.30	3d	1	1.33mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	9d	1	1.34mi
7849 Sunrise Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	842	$1,800	$2.14	9d	1	1.39mi
7840 Antelope Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	840	$1,675	$1.99	45d	1	1.44mi
7429 Sunrise Blvd Citrus Heights, CA	2.0	2.5	1319	$2,000	$1.52	45d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $139,900 Active 102 DOM
2. 2026-06-18
   days on market $139,900 Active 99 DOM
3. 2026-06-17
   days on market $139,900 Active 98 DOM
4. 2026-06-16
   days on market $139,900 Active 97 DOM
5. 2026-06-15
   days on market $139,900 Active 96 DOM
6. 2026-06-13
   days on market $139,900 Active 94 DOM
7. 2026-06-13
   days on market $139,900 Active 93 DOM
8. 2026-06-09
   days on market $139,900 Active 90 DOM
9. 2026-06-08
   days on market $139,900 Active 89 DOM
10. 2026-06-07
    days on market $139,900 Active 88 DOM
11. 2026-06-05
    days on market $139,900 Active 85 DOM
12. 2026-06-03
    days on market $139,900 Active 84 DOM
13. 2026-06-02
    days on market $139,900 Active 83 DOM
14. 2026-06-01
    days on market $139,900 Active 82 DOM
15. 2026-05-31
    days on market $139,900 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 6 d/yr ≥103°F today · 13 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: $27,547
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$4,070
• Taxable income: $8,435
• Est. tax owed @ 24.0%: −$2,024
• After-tax cash flow: $8,136/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 beautifully updated manufactured home is in good condition with recent renovations, making it move-in ready for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and freshens the home's appearance.
• Resale Replace welcome sign — Improves first impression and adds a personal touch.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and freshens the home's appearance. ↑
• Resale Replace welcome sign — Improves first impression and adds a personal touch. ↑

ⓘ 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): 46,928
• Household income: $83,327
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1772.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 11% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 5% 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: ▼ -367.16%
• Current HPI: 325.0105
• Rent YoY: ▲ 4.09%
• 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