220 Pau Hana Cir · Citrus Heights, CA 95621

$145,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 11 Days on market

Built 1983

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Beautifully updated with open floor plan, laminate flooring throughout. Kitchen has shaker cabinetry with granite counter tops and stainless-steel appliances. Fresh paint interior. Nice deck with awning for your enjoyment. Roof replaced in 2023, HVAC 21-22.Stonegate 55 plus community with clubhouse, pool and game room.

Key facts

• Open floor plan
• Nice deck
• Shaker cabinetry

Tags

• OPEN FLOOR PLAN
• SHAKER CABINETRY
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• NICE DECK
• ROOF REPLACED

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: No (land lease amount listed separately)

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Public water; Public sewer; Natural gas connected and gas plumbed; Internet available; 220 volts in kitchen and laundry
• Home design: Manufactured home (double wide) located in a park; Updated/remodeled; Made by Champion (90003 Champion); Metal skirting; Built in 1983
• Construction: Composition roof
• Exterior features: Carport awning and porch awning; Backyard with landscaping; Shed(s) for additional storage

Interior

• Kitchen: Island; Built-in electric range; Free-standing electric range; Free-standing refrigerator; Dishwasher; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms (includes a master bedroom)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Bathrooms include tub with shower over and separate shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Porch steps and a covered, railed deck; Dual-pane windows with window coverings; Storage area (exterior shed)
• Laundry & utility: Washer and dryer included; Laundry in interior (electric hook-up)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 12.2% 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 32% 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 $1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

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: 1.49% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.98%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $79,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Pau Hana Cir	0.06mi	2/2.0 (-1)	1,344 (0%)	7mo	$130,000	$97	86
256 Corto Ln	0.05mi	2/2.0 (-1)	1,368 (+2%)	8mo	$75,000	$55	83
258 Corto Ln	0.04mi	2/2.0 (-1)	1,344 (0%)	14mo	$85,000	$63	81
209 Pau Hana Cir	0.06mi	2/2.0 (-1)	1,344 (0%)	17mo	$79,500	$59	78
241 Pau Hana Cir	0.11mi	3/2.0	1,341 (-0%)	21mo	$76,000	$57	77
104 Cambria	0.28mi	2/2.0 (-1)	1,290 (-4%)	0mo	$119,900	$93	75
250 Corto Ln	0.07mi	3/2.0	1,498 (+12%)	11mo	$109,900	$73	68
252 Corto Ln	0.07mi	3/2.0	1,440 (+7%)	22mo	$62,500	$43	67
266 Corto Ln #266	0.04mi	2/2.0 (-1)	1,528 (+14%)	8mo	$37,500	$25	64
190 Saxton Cir #190	0.11mi	2/2.0 (-1)	1,154 (-14%)	11mo	$137,500	$119	57
77 Cambria Cir	0.39mi	2/2.0 (-1)	1,188 (-12%)	8mo	$70,000	$59	50
149 Chabot	0.27mi	2/2.0 (-1)	1,200 (-11%)	19mo	$62,000	$52	49

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: 12.2%
• Equity multiple: 1.48×
• Total profit: $19,382
• Equity at exit: $21,620

10-year hold

• IRR: 20.2%
• Equity multiple: 2.62×
• Total profit: $65,713
• Equity at exit: $12,537

Cash invested: $40,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $710

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 62%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	4d	1	0.38mi
7434 Auburn Oaks Ct Citrus Heights, CA	1.0–2.0	1.0	790	$1,875	$2.37	24d	4	0.50mi
7434 Auburn Oaks Ct Citrus Heights, CA	2.0	1.0	890	$1,975	$2.22	3d	1	0.50mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,700	$1.83	22d	1	0.53mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,695	$1.82	44d	1	0.53mi
8077 Cornerstone Way Citrus Heights, CA	4.0	2.0	1380	$2,795	$2.03	44d	1	0.64mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	22d	1	0.83mi
7437 Antelope Rd Citrus Heights, CA	2.0	2.5	1287	$2,550	$1.98	4d	1	0.83mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	15d	1	0.91mi
7603 Linden Ave Citrus Heights, CA	2.0	1.5	990	$1,900	$1.92	18d	1	0.92mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	0.93mi
333 Cirby Way Roseville, CA	1.0–2.0	1.0	796	$2,115	$2.66	2d	4	0.97mi
425 Cirby Way Roseville, CA	1.0–2.0	1.0–2.0	812	$2,274	$2.80	2d	1	1.04mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	1.10mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	1.11mi
7658 Poppy Way Citrus Heights, CA	2.0	1.0	900	$1,785	$1.98	15d	1	1.15mi
7658 Poppy Way Unit 7658 Citrus Heights, CA	2.0	1.0	900	$1,695	$1.88	3d	1	1.15mi
3 Somer Ridge Dr Roseville, CA	1.0–2.0	1.0–2.0	909	$2,270	$2.50	2d	6	1.21mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	2d	9	1.38mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	1.43mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	1.47mi

Listing history 9 events

1. 2026-06-18
   days on market $145,000 Active 11 DOM
2. 2026-06-17
   days on market $145,000 Active 10 DOM
3. 2026-06-16
   days on market $145,000 Active 9 DOM
4. 2026-06-15
   days on market $145,000 Active 8 DOM
5. 2026-06-13
   days on market $145,000 Active 6 DOM
6. 2026-06-13
   days on market $145,000 Active 5 DOM
7. 2026-06-09
   days on market $145,000 Active 2 DOM
8. 2026-06-08
   remarks 320-char remark
9. 2026-06-08
   listed $145,000 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 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: $26,005
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$4,218
• Taxable income: $6,604
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $6,935/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

+5.2%/yr

Latest (2025): $265 · +11.2% YoY. Source: county tax records.