6621 Shamus Ct #811 · Citrus Heights, CA 95621

$119,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 5 Days on market

Built 1983 $85/sqft · 27% below area Est $163k · 27% under

---

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

Listing remarks

Excellent opportunity in the beautiful 55+ Lakeview Village community. This 3 bedroom 2 bathroom home recently had the carpet and flooring replaced. Spacious living room has several windows and skylight making it naturally bright and welcoming. Great location on a quiet court. Priced to sell!

Key facts

• Spacious living room
• 2 parking spots
• Built 1983

Tags

• LAKEVIEW VILLAGE COMMUNITY
• CARPET AND FLOORING REPLACED
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Located at 6621 Shamus Ct #811, Citrus Heights, CA 95621; Directions: Van Maren to Oak Lakes Lane, follow Oak Lakes Lane then right on Shamus Ct; property on left
• Financial info: Land lease: No (listed land lease amount present)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; Cable available; Internet available; 220 volts in laundry
• Home design: Manufactured in-park home; Double wide; Far West manufactured home (Far West Homes / Far West); Built in 1983
• Construction: Composition roof
• Exterior features: Automatic sprinkler system (front and rear); Landscaping improvements

Interior

• Kitchen: Built-in electric oven and range; Free-standing refrigerator; Hood over range; Dishwasher; Garbage disposal; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Tub; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral/vaulted living room ceiling with skylights; Skylight in dining area; Dining and living room combined; Porch steps; Pets allowed with size limit
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

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

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 $119k).
• Cap rate 16.9% 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 18d 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 35% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $119,000

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: 1.99% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.74%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $162,560
• List price: $119,000
• Delta: -26.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6116 Mame Ct	0.06mi	2/2.0 (-1)	1,440 (+3%)	3mo	$179,000	$124	85
6641 Grosse Point Ct	0.09mi	2/2.0 (-1)	1,464 (+5%)	3mo	$175,000	$120	81
6116 Mame Ct #905	0.06mi	2/2.0 (-1)	1,440 (+3%)	8mo	$100,000	$69	81
6637 Grosse Point Ct	0.09mi	3/2.0	1,536 (+10%)	1mo	$95,000	$62	79
6113 Summerset Ln	0.21mi	2/2.0 (-1)	1,344 (-4%)	2mo	$169,000	$126	77
6105 Mame Ct	0.06mi	3/2.0	1,248 (-11%)	3mo	$85,000	$68	76
6143 Blucher Ln	0.29mi	2/2.0 (-1)	1,401 (+0%)	8mo	$170,000	$121	74
6621 Grosse Point Ct	0.08mi	2/2.0 (-1)	1,248 (-11%)	1mo	$130,000	$104	73
6845 Caywood Ct	0.31mi	2/2.0 (-1)	1,536 (+10%)	2mo	$150,000	$98	63
6923 Daisy Ln	0.40mi	2/2.0 (-1)	1,488 (+6%)	7mo	$155,000	$104	60
6206 Plymouth Rock Ln #110	0.55mi	3/2.0	1,536 (+10%)	1mo	$159,000	$104	57
6937 Grand Tree Ln	0.53mi	2/2.0 (-1)	1,495 (+7%)	6mo	$169,500	$113	54

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: 32.5%
• Equity multiple: 2.35×
• Total profit: $44,896
• Equity at exit: $17,743

10-year hold

• IRR: 38.9%
• Equity multiple: 4.44×
• Total profit: $114,769
• 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: 4.2×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,048

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 51%

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 34 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	44d	1	0.33mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	18d	1	0.33mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	24d	1	0.56mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	0.58mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	2d	15	0.63mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	2d	15	0.75mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	44d	1	0.77mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	44d	1	0.80mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	22d	1	0.80mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	0.87mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	18d	1	0.87mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	24d	1	0.91mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	16d	1	0.96mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	16d	1	0.96mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	44d	1	0.98mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	0.98mi
6034 Centurion Cir Citrus Heights, CA	4.0	2.0	1726	$3,100	$1.80	44d	1	1.01mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	44d	1	1.03mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	2d	1	1.07mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	20d	1	1.09mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	1.10mi
6333 Aslin Way Carmichael, CA	4.0	2.0	1257	$2,750	$2.19	44d	1	1.13mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	44d	1	1.19mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.20mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	1.22mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	1.26mi
6000 Coyle Ave Carmichael, CA	4.0	2.0	1120	$2,295	$2.05	24d	1	1.27mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	2d	1	1.31mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	1.38mi
6600 Hillsdale Blvd Sacramento, CA	3.0	3.0	1686	$2,600	$1.54	16d	1	1.40mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	44d	1	1.41mi
6172 Peoria Dr Citrus Heights, CA	2.0	1.0	917	$1,695	$1.85	4d	1	1.41mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	1.47mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	15d	1	1.49mi

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: $28,408
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$3,462
• Taxable income: $11,355
• Est. tax owed @ 24.0%: −$2,725
• After-tax cash flow: $9,848/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

+0.6%/yr

Latest (2025): $205 · -2.7% YoY. Source: county tax records.