6047 Declaration Cir · Citrus Heights, CA 95621

$199,900

2 bd · 1.5 ba · 720 sqft · Manufactured public records · 35 Days on market

Built 2025

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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
• 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

BRAND NEW EVERYTHING. Be the original owner of this beautiful three bedroom home. Light open modern. Top of the line appliances and plenty of room for a beautiful garden in the extra large lot. Located in Creekside estates a desirable park close to everything: Golf, Healthcare, shopping, restaurants, and activities. WELCOME HOME

Key facts

• Close to everything
• Beautiful garden
• Extra large lot

Tags

• TOP OF THE LINE APPLIANCES
• BEAUTIFUL GARDEN
• EXTRA LARGE LOT
• CREEKSIDE ESTATES
• CLOSE TO EVERYTHING

Property features AI

Finance

• Other: Property located at 6047 Decloration Cir, Citrus Heights, CA 95621; Directions: I80 to Greenback Lane; turn right on Plymouth Rock into the park; Declaration Circle is first left; home is just around the bend.
• Financial info: Land lease amount listed (for reference) $1,193
• HOA & community: No homeowners association; Not a senior community; Not a land-lease (land lease listed as No)

Exterior

• Parking: Attached covered parking
• Utilities: Cable available; Individual electric meter; Individual gas meter; 220 volts in kitchen; Public sewer; Public water
• Home design: Manufactured in park (double wide); New construction; Built in 2025
• Construction: Composition roof; Skyline manufactured home
• Exterior features: Backyard; Corner lot; Fenced; Irregular lot shape; Garden; Carport awning; Shed(s) / storage

Interior

• Kitchen: Free standing gas range; Hood over range; Microwave; Dishwasher; Free standing refrigerator; Ice maker; Breakfast area; Pantry cabinet; Marble counters; Breakfast nook and dining bar / space in kitchen
• Bedrooms: 3 bedrooms (including master bedroom)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; Bathrooms with double sinks, tub with shower over, and separate shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Cathedral ceiling; Dual pane full windows; Storage area
• Laundry & utility: Laundry inside (hookups only); Gas hook-up for laundry; 220 volts in laundry

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $58,320.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (4.1% below list).
• Recommended offer: $192k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 29.1% 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; 14 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $403 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) 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 $191,619 (4.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.29% ✓
• Cap rate: 29.15%
• Cash-on-cash: 81.63%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $58,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5935 Auburn Blvd #160	0.27mi	2/1.5	684 (-5%)	4mo	$45,000	$66	76
5935 Auburn Blvd #189	0.31mi	2/2.0	690 (-4%)	2mo	$29,900	$43	75
6219 Tyee Ave #142	0.28mi	2/1.0	720 (0%)	20mo	$59,000	$82	68
6222 Gettysburg Ln	0.12mi	2/1.0	672 (-7%)	17mo	$70,000	$104	68
5722 Clearwater Dr #18	0.41mi	1/1.0 (-1)	675 (-6%)	1mo	$54,900	$81	63
5935 Auburn Blvd #78	0.32mi	1/1.5 (-1)	672 (-7%)	9mo	$38,000	$57	61
6226 Manitoba Ave #70	0.38mi	1/1.0 (-1)	700 (-3%)	12mo	$40,000	$57	61
5935 Auburn Blvd #154	0.31mi	2/1.0	800 (+11%)	8mo	$77,500	$97	59

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: 80.6%
• Equity multiple: 4.63×
• Total profit: $59,225
• Equity at exit: $8,696

10-year hold

• IRR: 83.8%
• Equity multiple: 9.23×
• Total profit: $134,364
• Equity at exit: $5,042

Cash invested: $16,330 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$306
• Tax est. 1.5%: −$73 /mo · $875/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,111

Break-even live

Break-even rent $510

Max offer price $58,320

Occupancy floor 37%

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: $14,580
• Closing costs: $1,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	1d	15	0.22mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	1d	15	0.41mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	23d	1	0.56mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	4d	10	0.76mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	1d	1	0.92mi
6650 Crosswoods Cir Citrus Heights, CA	1.0	1.0	465	$1,575	$3.39	2d	6	1.06mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	43d	1	1.31mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	20d	5	1.34mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	2d	2	1.40mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	2d	2	1.44mi
5755 Callie Ln Sacramento, CA	1.0–2.0	1.0–2.0	723	$2,000	$2.76	3d	13	1.44mi
6111 Shupe Dr Unit 53 Citrus Heights, CA	1.0	1.0	667	$1,600	$2.40	22d	1	1.46mi
6111 Shupe Dr Unit 44 Citrus Heights, CA	1.0	1.0	667	$1,600	$2.40	43d	1	1.46mi
6111 Shupe Dr Unit 15 Citrus Heights, CA	1.0	1.0	667	$1,575	$2.36	17d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $199,900 Active 35 DOM
2. 2026-06-17
   days on market $199,900 Active 34 DOM
3. 2026-06-16
   days on market $199,900 Active 33 DOM
4. 2026-06-15
   days on market $199,900 Active 32 DOM
5. 2026-06-13
   days on market $199,900 Active 30 DOM
6. 2026-06-13
   days on market $199,900 Active 29 DOM
7. 2026-06-09
   days on market $199,900 Active 26 DOM
8. 2026-06-08
   days on market $199,900 Active 25 DOM
9. 2026-06-07
   days on market $199,900 Active 24 DOM
10. 2026-06-05
    days on market $199,900 Active 21 DOM
11. 2026-06-03
    days on market $199,900 Active 20 DOM
12. 2026-06-02
    days on market $199,900 Active 19 DOM
13. 2026-06-01
    days on market $199,900 Active 18 DOM
14. 2026-05-31
    days on market $199,900 Active 17 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 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: $22,994
• − Mortgage interest: −$3,267
• − Property taxes: −$875
• − Insurance: −$292
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$1,697
• Taxable income: $13,185
• Est. tax owed @ 24.0%: −$3,164
• After-tax cash flow: $10,165/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

+1.3%/yr

Latest (2024): $108 · +2.6% YoY. Source: county tax records.