6616 Silver Springs Ct · Citrus Heights, CA 95621

$164,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 41 Days on market

Built 1975 $122/sqft · at area comps Est $168k · at est.

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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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +8.4/10.0
• 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

If you are looking to downsize don't miss out on this darling home with lots of upgrades! The well laid out kitchen has updated cabinets with beautiful granite countertops, and newer appliances. Pamper yourself in the gorgeous primary bath. New flooring in the living/dining room keeps it light and bright and move in ready! There is plenty of space in the backyard to use your gardening tools or just hang out and relax. Take a stroll up to the end of the court to the lake and enjoy the view! Stop along the way and visit with your neighbors on this friendly street. Join some of the many activities that Lakeview Village has to offer. What are you waiting for?!

Key facts

• Updated cabinets
• Newer appliances
• New flooring

Tags

• UPDATED CABINETS
• GRANITE COUNTERTOPS
• NEWER APPLIANCES
• NEW FLOORING
• BACKYARD SPACE
• LAKE VIEW

Property features AI

Finance

• Other: Land lease amount listed (see listing for details)
• Financial info: Land lease: No
• HOA & community: No association

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; 220V outlet in laundry
• Home design: Manufactured in park; Double-wide; Built in 1975; Located in a senior community; Address: 6616 Silver Springs Ct, Citrus Heights, CA 95621
• Construction: Manufactured home made by Skyline
• Exterior features: Backyard; Adjacent to greenbelt; Metal roof

Interior

• Kitchen: Built-in electric oven; Gas cook top; Free-standing refrigerator; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with double sinks, tub, and shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Formal dining area; Kitchen island; Stone countertops; Living room with unspecified feature
• Laundry & utility: Washer and dryer included; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: crime D-, amenities F, commute 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.
• Zoned schools: Orangevale Open K-8 (572 students, 22% FRL); Sylvan Middle (647 students, 71% FRL); El Camino Fundamental High (math 34% / reading 62%, grade D, #378 of 1,170 statewide, top 32%, 1,246 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 219 active listings in the ZIP; 30 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 33% 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 $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

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 $159,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.34% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $168,360
• List price: $164,000
• Delta: -2.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6113 Summerset Ln	0.26mi	2/2.0	1,344 (0%)	2mo	$169,000	$126	87
6621 Grosse Point Ct	0.06mi	2/2.0	1,248 (-7%)	1mo	$130,000	$104	85
6116 Mame Ct	0.14mi	2/2.0	1,440 (+7%)	3mo	$179,000	$124	79
6641 Grosse Point Ct	0.09mi	2/2.0	1,464 (+9%)	3mo	$175,000	$120	79
6105 Mame Ct	0.09mi	3/2.0 (+1)	1,248 (-7%)	3mo	$85,000	$68	76
6116 Mame Ct #905	0.13mi	2/2.0	1,440 (+7%)	8mo	$100,000	$69	75
6625 Galaxy Ct	0.10mi	2/2.0	1,146 (-15%)	2mo	$155,000	$135	69
6637 Grosse Point Ct	0.08mi	3/2.0 (+1)	1,536 (+14%)	1mo	$95,000	$62	67
6845 Caywood Ct	0.36mi	2/2.0	1,536 (+14%)	2mo	$150,000	$98	58
6923 Daisy Ln	0.40mi	2/2.0	1,488 (+11%)	7mo	$155,000	$104	58
6937 Grand Tree Ln	0.47mi	2/2.0	1,495 (+11%)	6mo	$169,500	$113	54
6206 Plymouth Rock Ln #110	0.59mi	3/2.0 (+1)	1,536 (+14%)	1mo	$159,000	$104	43

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $9,451
• Equity at exit: $24,453

10-year hold

• IRR: 13.8%
• Equity multiple: 2.05×
• Total profit: $48,152
• Equity at exit: $14,180

Cash invested: $45,920 (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 95621

• Rents YoY: 1.9%
• Active inventory: 219
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $603

Break-even live

Break-even rent $1,435

Max offer price $164,000

Occupancy floor 68%

Sensitivity live

Price	-10% $716	-5% $660	+0% $603	+5% $546	+10% $490
Rent	-10% $429	-5% $516	+0% $603	+5% $690	+10% $777
Rate	-1.0pp $685	-0.5pp $645	base $603	+0.5pp $560	+1.0pp $517

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	20d	1	0.32mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	46d	1	0.32mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	46d	1	0.52mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	26d	1	0.52mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	4d	15	0.66mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	46d	1	0.66mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	20d	1	0.75mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	26d	1	0.81mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	24d	1	0.84mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,889	$2.44	0d	16	0.85mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	20d	1	0.87mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	46d	1	0.89mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	6d	1	0.98mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	18d	1	0.99mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	18d	1	0.99mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	17d	1	1.03mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	46d	1	1.04mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	46d	1	1.09mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	4d	1	1.13mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	0d	1	1.18mi
6172 Peoria Dr Citrus Heights, CA	2.0	1.0	917	$1,695	$1.85	6d	1	1.26mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	0d	1	1.32mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	4d	10	1.35mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	0d	1	1.36mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	12d	1	1.38mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	46d	1	1.40mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	0d	1	1.44mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	26d	1	1.45mi
7311 Huntington Square Ln Citrus Heights, CA	2.0	1.0	975	$1,955	$2.01	4d	5	1.48mi
6635 Sylvan Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	865	$2,120	$2.45	9d	8	1.50mi

Listing history 16 events

1. 2026-06-22
   days on market $164,000 Active 41 DOM
2. 2026-06-21
   days on market $164,000 Active 40 DOM
3. 2026-06-18
   days on market $164,000 Active 37 DOM
4. 2026-06-17
   days on market $164,000 Active 36 DOM
5. 2026-06-16
   days on market $164,000 Active 35 DOM
6. 2026-06-15
   days on market $164,000 Active 34 DOM
7. 2026-06-13
   days on market $164,000 Active 32 DOM
8. 2026-06-13
   pricedays on market $164,000 Active 31 DOM
9. 2026-06-09
   days on market $169,000 Active 28 DOM
10. 2026-06-08
    days on market $169,000 Active 27 DOM
11. 2026-06-07
    days on market $169,000 Active 26 DOM
12. 2026-06-05
    days on market $169,000 Active 23 DOM
13. 2026-06-03
    days on market $169,000 Active 22 DOM
14. 2026-06-02
    days on market $169,000 Active 21 DOM
15. 2026-06-01
    days on market $169,000 Active 20 DOM
16. 2026-05-31
    days on market $169,000 Active 19 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 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: $26,374
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$4,771
• Taxable income: $4,916
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $6,055/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