4131 Potomac Ln · North Highlands, CA 95660

$89,000

2 bd · 2.0 ba · 837 sqft · Manufactured · 227 Days on market

Built 1999 $106/sqft · 38% above area Est $65k · 38% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully refreshed 2-bedroom, 2-bath home featuring brand-new interior and exterior paint and new flooring throughout! Step inside to a bright, open layout that feels fresh and inviting. The spacious living areas flow easily into the kitchen and dining spaceperfect for everyday comfort or entertaining guests. Both bedrooms are generously sized, and the home offers two full bathrooms for added convenience. Enjoy easy living close to shopping, freeway and quick commute to downtown or Roseville, parks, schools, and public transportation. Move-in ready and beautifully updatedcome see this one today!

Key facts

• 2 parking spots
• Built 1999
• Listed 226 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 4.0% in North Highlands — 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 61/100 on livability (#523 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment C-, schools D, crime F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $615 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 + 5.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 18.09%
• Cash-on-cash: 42.13%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

• ARV (median comp): $64,503
• List price: $89,000
• Delta: 37.98%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4127 Chesapeake Ln #122	0.04mi	2/1.0	900 (+8%)	15mo	$47,000	$52	69
5040 Jackson St #18	0.39mi	2/2.0	880 (+5%)	6mo	$110,000	$125	68
4215 Ticonderoga Ln	0.18mi	2/1.0	750 (-10%)	10mo	$54,900	$73	62
3650 Ohio Ln #82	0.67mi	2/1.0	784 (-6%)	2mo	$80,000	$102	53
5040 W Jackson. St #91	0.39mi	2/1.0	960 (+15%)	2mo	$32,500	$34	52
4211 Ticonderoga	0.18mi	2/1.0	720 (-14%)	24mo	$50,000	$69	44
7 4th St	0.72mi	2/1.0	720 (-14%)	3mo	$30,000	$42	37

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 2.85×
• Total profit: $46,177
• Equity at exit: $13,270

10-year hold

• IRR: 49.0%
• Equity multiple: 6.34×
• Total profit: $133,133
• Equity at exit: $7,695

Cash invested: $24,920 (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 95660

• Rents YoY: 5.7%
• Active inventory: 110
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$467
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $875

Break-even live

Break-even rent $660

Max offer price $89,000

Occupancy floor 46%

Sensitivity live

Price	-10% $925	-5% $900	+0% $875	+5% $850	+10% $824
Rent	-10% $735	-5% $805	+0% $875	+5% $945	+10% $1,014
Rate	-1.0pp $920	-0.5pp $897	base $875	+0.5pp $852	+1.0pp $828

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Tricia Way Unit 4688001002 North Highlands, CA	2.0	1.0	1000	$1,495	$1.50	45d	1	0.21mi
4008 Tricia Way North Highlands, CA	2.0	1.0	900	$1,700	$1.89	13d	1	0.23mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	3d	1	0.27mi
5123 Shell St North Highlands, CA	2.0	1.0	912	$1,950	$2.14	3d	1	0.48mi
4605 Cyclamen Way Sacramento, CA	2.0	1.0	870	$1,695	$1.95	3d	1	0.56mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	3d	3	0.56mi
3731 Scallop Ct North Highlands, CA	2.0	1.0	924	$2,150	$2.33	45d	1	0.57mi
4552 Ashcroft Ave Unit 36D Sacramento, CA	2.0	1.0	800	$1,250	$1.56	3d	1	0.57mi
4561 Ashcroft Ave Unit 52 Sacramento, CA	2.0	1.0	900	$1,395	$1.55	3d	1	0.58mi
4561 Ashcroft Ave Apt 49 Sacramento, CA	2.0	1.0	888	$1,499	$1.69	3d	1	0.58mi
5061 Shell St North Highlands, CA	2.0	1.0	750	$2,000	$2.67	3d	1	0.58mi
3800 Madison Ave North Highlands, CA	2.0	1.0	524	$1,500	$2.86	3d	7	0.59mi
4909 Date Ave Sacramento, CA	1.0–2.0	1.0	737	$1,750	$2.37	45d	1	0.63mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	3d	1	0.63mi
3669 Myrtle Ave North Highlands, CA	1.0	1.0	620	$1,245	$2.01	3d	2	0.68mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	45d	1	0.70mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	3d	30	0.70mi
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	20d	1	0.72mi
3609 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,795	$1.99	3d	2	0.73mi
5011 Bremner Way #2 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	3d	1	0.73mi
5011 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	25d	1	0.73mi
4661 Orange Grove Ave Sacramento, CA	1.0–2.0	1.0	700	$1,495	$2.14	25d	2	0.76mi
5008 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,650	$1.94	3d	1	0.77mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	9d	1	0.77mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	21d	1	0.78mi
3517 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,750	$1.94	4d	1	0.82mi
4841 Myrtle Ave Sacramento, CA	1.0	1.0	600	$1,350	$2.25	3d	1	0.85mi
4806 Myrtle Ave Sacramento, CA	1.0	1.0	650	$1,338	$2.06	45d	1	0.85mi
4815 College Oak Dr Sacramento, CA	2.0	1.0–1.5	1000	$1,662	$1.66	9d	2	0.89mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	3d	3	0.94mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	4d	1	0.97mi
4930 College Oak Dr Sacramento, CA	1.0	1.0	670	$1,450	$2.16	3d	1	0.99mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	3d	3	1.02mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	23d	1	1.03mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	3d	1	1.03mi
3652 McClellan Dr North Highlands, CA	2.0	1.0	750	$1,650	$2.20	3d	1	1.04mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,540	$1.68	3d	7	1.04mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	45d	3	1.07mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	4d	1	1.08mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	3d	1	1.09mi

Listing history 14 events

1. 2026-06-21
   days on market $89,000 Active 227 DOM
2. 2026-06-18
   days on market $89,000 Active 224 DOM
3. 2026-06-17
   days on market $89,000 Active 223 DOM
4. 2026-06-16
   days on market $89,000 Active 222 DOM
5. 2026-06-15
   days on market $89,000 Active 221 DOM
6. 2026-06-13
   days on market $89,000 Active 219 DOM
7. 2026-06-13
   days on market $89,000 Active 218 DOM
8. 2026-06-09
   days on market $89,000 Active 215 DOM
9. 2026-06-08
   days on market $89,000 Active 214 DOM
10. 2026-06-07
    days on market $89,000 Active 213 DOM
11. 2026-06-03
    days on market $89,000 Active 209 DOM
12. 2026-06-02
    days on market $89,000 Active 208 DOM
13. 2026-06-01
    days on market $89,000 Active 207 DOM
14. 2026-05-31
    days on market $89,000 Active 206 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $214 · $18/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$463/yr (+$39/mo · 216.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,212
• − Mortgage interest: −$4,985
• − Property taxes: −$214
• − Insurance: −$445
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$2,589
• Taxable income: $9,584
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $8,197/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — North Highlands

• Score: 61/100
• State rank: #523
• US rank: #17613

Category grades

Amenities F Commute F Cost of living F Crime F Employment C- Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Highlands, CA
• County: Sacramento County · 1,539,646 people
• City population: 56,900
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 35,451
• Household income: $68,235
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1300.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 16% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Subsaharan African 5% Scotch-Irish 2% Scandinavian 2%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 25% Russian/Polish/Slavic 9% Other Indo-European 5%

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: ▼ -273.83%
• Current HPI: 438.1022
• Rent YoY: ▲ 5.69%
• 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

-1.4%/yr

Latest (2025): $214 · +1.4% YoY. Source: county tax records.