6206 Plymouth Rock Ln #110 · Citrus Heights, CA 95621

$169,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 113 Days on market

Manufactured home Built 1976 $110/sqft · 6% above area Est $160k · 6% over

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Why this score? — see what drove the C 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• ARV discount +4.8/15.0
• 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 to Beautiful Remodeled 3-bed, 2-bath double wide Manufactured home in the quiet and welcoming Creekside Estates community in Citrus Heights. This home features a bright and spacious layout, a modern kitchen, and a private outdoor area perfect for relaxation. All appliances (refrigerator, washer/dryer) are including. Enjoy community amenities like a clubhouse, a sparkling swimming pool, and well-maintained green spaces. Creekside Estates offers a peaceful lifestyle with easy access to nearby shopping, dining, and entertainment options. Situated in a prime location, the community is close to Rusch Botanical Gardens, a beautiful 2-acre park perfect for nature lovers. Creekside Estates

Key facts

• Remodeled
• Clubhouse
• Community amenities

Tags

• REMODELED
• MODERN KITCHEN
• PRIVATE OUTDOOR AREA
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: crime D-, amenities F, commute 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.
• Zoned schools: Orangevale Open K-8 (572 students, 22% FRL); Sylvan Middle (647 students, 71% FRL); El Camino Fundamental High (math 34% / reading 62%, grade D, #378 of 1,170 statewide, top 32%, 1,246 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 219 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $159,500
• List price: $169,000
• Delta: 5.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6206 Plymouth Rock Ln #110	0.00mi	3/2.0	1,536 (0%)	1mo	$159,000	$104	99
6203 Freedom Ln	0.08mi	3/2.0	1,680 (+9%)	3mo	$160,000	$95	78
6637 Grosse Point Ct	0.61mi	3/2.0	1,536 (0%)	1mo	$95,000	$62	71
6187 Oak Lks	0.51mi	2/2.0 (-1)	1,536 (0%)	12mo	$225,000	$146	61
6641 Grosse Point Ct	0.62mi	2/2.0 (-1)	1,464 (-5%)	3mo	$175,000	$120	56
6116 Mame Ct	0.61mi	2/2.0 (-1)	1,440 (-6%)	3mo	$179,000	$124	54
6624 Grosse Point Ct	0.59mi	2/2.0 (-1)	1,608 (+5%)	11mo	$229,000	$142	51
6105 Meiggs Ct #1015	0.63mi	2/2.0 (-1)	1,645 (+7%)	4mo	$160,000	$97	50
6222 Redcliff Dr #47	0.35mi	2/2.0 (-1)	1,344 (-12%)	9mo	$54,900	$41	50
6116 Mame Ct #905	0.61mi	2/2.0 (-1)	1,440 (-6%)	8mo	$100,000	$69	49
6717 Kate Ln	0.68mi	2/2.0 (-1)	1,440 (-6%)	11mo	$240,000	$167	43
6132 Mame Ct	0.60mi	2/2.0 (-1)	1,344 (-12%)	10mo	$165,000	$123	38

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,115
• Equity at exit: $25,198

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $12,151
• Equity at exit: $14,612

Cash invested: $47,320 (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: 219
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $335

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $452	-5% $393	+0% $335	+5% $276	+10% $218
Rent	-10% $185	-5% $260	+0% $335	+5% $410	+10% $485
Rate	-1.0pp $420	-0.5pp $378	base $335	+0.5pp $291	+1.0pp $246

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	24d	1	0.31mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	20d	1	0.33mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	46d	1	0.33mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	26d	1	0.39mi
6333 Aslin Way Carmichael, CA	4.0	2.0	1257	$2,750	$2.19	46d	1	0.74mi
6000 Coyle Ave Carmichael, CA	4.0	2.0	1120	$2,295	$2.05	26d	1	0.77mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	26d	1	0.80mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	46d	1	0.81mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	20d	1	0.88mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	0d	1	0.94mi
6034 Centurion Cir Citrus Heights, CA	4.0	2.0	1726	$3,100	$1.80	46d	1	0.95mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	46d	1	1.08mi
5308 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	46d	1	1.14mi
5300 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	26d	1	1.16mi
6805 Castillo Ct Citrus Heights, CA	4.0	3.0	1948	$2,795	$1.43	26d	1	1.17mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	22d	1	1.23mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	46d	1	1.23mi
6948 Trailride Way Citrus Heights, CA	4.0	3.0	1980	$2,850	$1.44	20d	1	1.24mi
5100 Atlanta Way Sacramento, CA	3.0	2.0	1400	$2,295	$1.64	0d	1	1.26mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	46d	1	1.26mi
6600 Hillsdale Blvd Sacramento, CA	3.0	3.0	1686	$2,600	$1.54	18d	1	1.32mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	46d	1	1.32mi
6200 Osullivan Ln Sacramento, CA	2.0	2.0	1316	$1,775	$1.35	10d	1	1.36mi
6820 Lincoln Oaks Dr Fair Oaks, CA	3.0	2.0	1544	$3,150	$2.04	14d	1	1.39mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	20d	1	1.45mi

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 32% 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: $22,826
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,916
• Taxable income: $1,411
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,679/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

Property tax history

+1.0%/yr

Latest (2025): $227 · -2.6% YoY. Source: county tax records.