6621 Grosse Point Ct · Citrus Heights, CA 95621

$130,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 7 Days on market

Built 1980 $104/sqft · 24% below area Est $172k · 24% under

---

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 to Lakeview Village! Priced to sell, this charming 2-bedroom, 2-bath home offers comfortable living in one of Citrus Heights' most sought-after 55+ communities. Enjoy easy access to a peaceful lake, scenic walking paths, and lush green spaces. This home features central heating and air with two covered parking spaces and plenty of guest parking. The exterior is beautifully maintained and the layout is warm and functional. As a resident, you'll enjoy resort-style amenities including a heated pool and spa, billiard and exercise room, clubhouse with a commercial-grade kitchen, and so much more. From happy hour to social clubs and community events, there's always something to enjoy. Ste

Key facts

• Guest parking
• Heated pool and spa
• Parking

Tags

• CENTRAL HEATING AND AIR
• COVERED PARKING SPACES
• GUEST PARKING
• HEATED POOL AND SPA
• BILLIARD AND EXERCISE ROOM
• CLUBHOUSE WITH KITCHEN

Property features AI

Finance

• Other: Located in Citrus Heights, CA 95621 (within Sacramento County)
• HOA & community: No homeowners association; Located in a senior community; Land lease: no (listed land lease amount present but property marked No)

Exterior

• Parking: Off-street parking; Covered parking; Guest parking available; No garage
• Utilities: Public water; Public sewer; Cable connected; Individual electric meter; Individual gas meter; 220V in laundry
• Home design: Manufactured home in park; Double wide; Built in 1980
• Construction: Vinyl skirting; Goldenwest manufacturer; Composition roof
• Exterior features: Storage/shed on the lot; Auto sprinkler front and rear; Landscaped front and back; Backyard; Located on a cul-de-sac; Regular lot shape; Greenbelt nearby; Lake access

Interior

• Kitchen: Free standing refrigerator; Hood over range; Dishwasher; Disposal; Free standing gas oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Covered patio and porch; Great room living area; Breakfast area in kitchen; Breakfast nook and dining/family combo plus formal dining room; Storage area
• Laundry & utility: Washer and dryer included; Laundry inside the home (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 13.1% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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 $899 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $130,000

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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $172,122
• List price: $130,000
• Delta: -24.47%
• 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
6621 Grosse Point Ct	0.00mi	2/2.0	1,248 (0%)	1mo	$130,000	$104	99
6105 Mame Ct	0.04mi	3/2.0 (+1)	1,248 (0%)	3mo	$85,000	$68	90
6625 Shamus Ct	0.08mi	3/2.0 (+1)	1,248 (0%)	8mo	$190,000	$152	84
6625 Galaxy Ct	0.04mi	2/2.0	1,146 (-8%)	2mo	$155,000	$135	83
6113 Summerset Ln	0.22mi	2/2.0	1,344 (+8%)	1mo	$169,000	$126	76
6132 Mame Ct	0.11mi	2/2.0	1,344 (+8%)	10mo	$165,000	$123	74
6935 Daisy Ln	0.42mi	2/2.0	1,323 (+6%)	9mo	$189,000	$143	63
6223 Lurline Ave	0.65mi	2/2.0	1,248 (0%)	9mo	$75,000	$60	62
6913 Lake Tree Ln #6913	0.37mi	2/2.0	1,344 (+8%)	10mo	$270,000	$201	61
6143 Blucher Ln	0.30mi	2/2.0	1,401 (+12%)	8mo	$170,000	$121	59
5740 Clearwater Dr #28	0.71mi	2/2.0	1,248 (0%)	10mo	$74,900	$60	59
6222 Redcliff Dr #47	0.71mi	2/2.0	1,344 (+8%)	9mo	$54,900	$41	47

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: 16.4%
• Equity multiple: 1.65×
• Total profit: $23,675
• Equity at exit: $19,383

10-year hold

• IRR: 24.1%
• Equity multiple: 2.98×
• Total profit: $72,132
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $738

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 59%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	17d	1	0.32mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	43d	1	0.32mi
6544 Auburn Blvd Citrus Heights, CA	2.0	2.0	800	$1,850	$2.31	23d	1	0.47mi
6245 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,395	$1.66	23d	1	0.52mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	23d	1	0.54mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	43d	1	0.55mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	3d	10	0.58mi
6228 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,595	$1.90	17d	1	0.59mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	1d	15	0.64mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	23d	1	0.67mi
6533 Greenback Ln #3 Citrus Heights, CA	2.0	1.0	840	$1,800	$2.14	23d	1	0.72mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	1d	15	0.78mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	21d	1	0.81mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	17d	1	0.83mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	14d	1	0.93mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	0.94mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	43d	1	0.95mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	16d	1	0.97mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	16d	1	0.97mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	43d	1	1.05mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	3d	1	1.06mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	1d	1	1.10mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	43d	1	1.14mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	1d	2	1.21mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	1d	1	1.21mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	1d	1	1.25mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	1d	1	1.25mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	1d	2	1.26mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	1d	1	1.29mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	1d	1	1.35mi
6172 Peoria Dr Citrus Heights, CA	2.0	1.0	917	$1,695	$1.85	3d	1	1.36mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	1d	10	1.36mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	43d	1	1.40mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	23d	1	1.46mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	1.48mi

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: $24,850
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$3,782
• Taxable income: $7,210
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $7,120/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

+4.4%/yr

Latest (2025): $259 · -2.4% YoY. Source: county tax records.