6057 Declaration Cir · Citrus Heights, CA 95621

$99,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 211 Days on market

Built 1977 $86/sqft · 25% below area Est $131k · 25% under

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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
• 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

Welcome Home! This SPACIOUS 2 Bed/2 Full Bath, located in the desirable all-age community of Creekside Estates features a fully Fenced and Gated Lot Space with a most delicious Orange Tree, Large Bedrooms, Open Kitchen with Island, Family Room, Living Room, Dining Room, Laundry Room with Jack-n-Jill Bathroom providing for a 2nd Master Bedroom, Storage Shed, Energy Efficient Dual Pane Windows, and more. Refrigerator, Gas Range, Washer/Dryer included. Enjoy the Pool, Clubhouse, Playground, and more! This Open and Spacious Floorplan and convenient location near shopping, entertainment, and freeway access makes this the perfect place. Welcome Home! Financing Available.

Key facts

• Clubhouse
• Community garden
• Pool

Tags

• FENCED AND GATED LOT SPACE
• OPEN KITCHEN WITH ISLAND
• POOL
• CLUBHOUSE
• COMMUNITY GARDEN
• OPEN AND SPACIOUS FLOORPLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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); 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 30% 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 $684 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($87k) 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.05% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.90%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $131,468
• List price: $99,000
• Delta: -24.70%
• 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
6226 Gettysburg Ln #14	0.08mi	2/2.0	1,144 (-1%)	14mo	$155,000	$135	84
6213 Plymouth Rock Ln #100	0.09mi	2/2.0	1,200 (+4%)	14mo	$119,000	$99	78
6625 Galaxy Ct	0.47mi	2/2.0	1,146 (-0%)	2mo	$155,000	$135	76
6212 Gettysburg Ln #90	0.10mi	2/2.0	1,270 (+10%)	14mo	$139,000	$109	67
6036 Declaration Cir	0.04mi	3/2.0 (+1)	1,262 (+10%)	13mo	$142,995	$113	67
6223 Lurline Ave	0.30mi	2/2.0	1,248 (+8%)	9mo	$75,000	$60	65
5740 Clearwater Dr #28	0.31mi	2/2.0	1,248 (+8%)	10mo	$74,900	$60	64
6621 Grosse Point Ct	0.47mi	2/2.0	1,248 (+8%)	1mo	$130,000	$104	64
6230 Calgary	0.32mi	2/2.0	1,040 (-10%)	9mo	$64,000	$62	62
6105 Mame Ct	0.50mi	3/2.0 (+1)	1,248 (+8%)	3mo	$85,000	$68	55
6625 Shamus Ct	0.46mi	3/2.0 (+1)	1,248 (+8%)	8mo	$190,000	$152	53
6728 Kate Ln	0.62mi	2/2.0	1,248 (+8%)	12mo	$135,000	$108	48

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: 35.0%
• Equity multiple: 2.46×
• Total profit: $40,467
• Equity at exit: $14,761

10-year hold

• IRR: 41.2%
• Equity multiple: 4.68×
• Total profit: $102,021
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $922

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 50%

Sensitivity live

Price	-10% $990	-5% $956	+0% $922	+5% $887	+10% $853
Rent	-10% $761	-5% $841	+0% $922	+5% $1,002	+10% $1,082
Rate	-1.0pp $972	-0.5pp $947	base $922	+0.5pp $896	+1.0pp $870

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	2d	15	0.23mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	18d	1	0.25mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	44d	1	0.25mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	24d	1	0.35mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	2d	15	0.36mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	23d	1	0.38mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	24d	1	0.51mi
6245 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,395	$1.66	24d	1	0.52mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	17d	1	0.54mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	17d	1	0.54mi
6228 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,595	$1.90	18d	1	0.55mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	44d	1	0.61mi
6544 Auburn Blvd Citrus Heights, CA	2.0	2.0	800	$1,850	$2.31	24d	1	0.63mi
6533 Greenback Ln #3 Citrus Heights, CA	2.0	1.0	840	$1,800	$2.14	24d	1	0.66mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	2d	1	0.71mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	44d	1	0.79mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	5d	10	0.81mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	2d	2	0.81mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	18d	1	0.83mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	0.84mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	0.84mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	2d	1	0.88mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	1.00mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	2d	1	1.01mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	44d	1	1.02mi
5402 Mona Way Sacramento, CA	2.0	1.0	863	$1,750	$2.03	23d	1	1.10mi
6004 Rutland Dr Unit 128 Carmichael, CA	2.0	1.0	900	$1,495	$1.66	5d	1	1.13mi
5308 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	44d	1	1.22mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	2d	2	1.24mi
5300 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	24d	1	1.24mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	44d	1	1.26mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.29mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	44d	1	1.29mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	21d	5	1.31mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	1.36mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	3d	2	1.37mi
5233 Columbine Way Carmichael, CA	3.0	2.0	1008	$2,375	$2.36	5d	1	1.37mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	3d	2	1.40mi
6200 Osullivan Ln Sacramento, CA	2.0	2.0	1316	$1,775	$1.35	8d	1	1.41mi
6172 Peoria Dr Citrus Heights, CA	2.0	1.0	917	$1,695	$1.85	5d	1	1.41mi

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: $24,393
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$2,880
• Taxable income: $10,085
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $8,640/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