6016 Cackler Ln · Citrus Heights, CA 95621

$79,875

2 bd · 1.5 ba · 800 sqft · Manufactured · 104 Days on market

Built 1976 $100/sqft · 6% below area Est $85k · 6% 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 +10.2/15.0
• 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 Sierra Meadows Mobile Estates, a gated 55+ community that truly delivers the lifestyle buyers want. This is more than just a home purchaseit is an opportunity to enjoy quiet, well-maintained senior living in one of the best-located mobile home communities in Citrus Heights. Sierra Meadows is known for its peaceful setting, pride of ownership, and strong sense of community. Residents enjoy a year-round pool and spa, clubhouse with regular weekly and monthly activities, a newer putting green, car wash area, affordable RV and boat storage, and pet-friendly policies for smaller pets. With space rent under $1,000 per month including unlimited water, trash, and park maintenance, the va

Key facts

• Gated community
• Year round pool
• Rv and boat storage

Tags

• GATED COMMUNITY
• YEAR ROUND POOL
• CLUBHOUSE ACTIVITIES
• NEWER PUTTING GREEN
• CAR WASH AREA
• RV AND BOAT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $958 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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: 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($73k) 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 $72,686 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 2.39% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.42%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

• ARV (median comp): $84,974
• List price: $79,875
• Delta: -6.00%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6913 Cackler	0.02mi	2/1.0	825 (+3%)	11mo	$70,000	$85	83
7460 Azimuth Ln #253	0.28mi	2/1.0	784 (-2%)	4mo	$70,000	$89	79
5832 Alameda Ln #138	0.39mi	2/2.0	800 (0%)	2mo	$89,900	$112	78
7437 Topanga Ln #260	0.30mi	2/1.0	784 (-2%)	9mo	$86,500	$110	74
7404 White River Ln #169	0.35mi	2/2.0	797 (-0%)	10mo	$59,900	$75	72
7421 Azimuth	0.35mi	2/2.0	820 (+2%)	9mo	$85,900	$105	70
7320 White River Ln #165	0.38mi	2/1.5	784 (-2%)	13mo	$59,000	$75	69
7336 Sylmar	0.37mi	2/2.0	792 (-1%)	16mo	$79,900	$101	65
7320 Azimuth Ln #18	0.48mi	2/2.0	832 (+4%)	8mo	$86,000	$103	63
7412 Azimuth Ln	0.36mi	3/2.0 (+1)	720 (-10%)	14mo	$82,000	$114	48
7448 Azimuth Ln	0.29mi	2/2.0	720 (-10%)	23mo	$47,000	$65	48
5832 Hobbs Ln #46	0.50mi	3/2.0 (+1)	860 (+8%)	16mo	$94,900	$110	44

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: 48.0%
• Equity multiple: 3.06×
• Total profit: $46,029
• Equity at exit: $11,910

10-year hold

• IRR: 53.2%
• Equity multiple: 5.94×
• Total profit: $110,392
• Equity at exit: $6,906

Cash invested: $22,365 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $958

Break-even live

Break-even rent $699

Max offer price $79,875

Occupancy floor 45%

Sensitivity live

Price	-10% $1,014	-5% $986	+0% $958	+5% $931	+10% $903
Rent	-10% $807	-5% $883	+0% $958	+5% $1,034	+10% $1,109
Rate	-1.0pp $999	-0.5pp $979	base $958	+0.5pp $938	+1.0pp $917

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: $19,969
• Closing costs: $2,396
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	0.31mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	0.37mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	0.48mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	22d	1	0.58mi
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	2d	1	0.95mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $79,875 Active 104 DOM
2. 2026-06-17
   days on market $79,875 Active 103 DOM
3. 2026-06-16
   days on market $79,875 Active 102 DOM
4. 2026-06-15
   days on market $79,875 Active 101 DOM
5. 2026-06-13
   days on market $79,875 Active 99 DOM
6. 2026-06-13
   pricedays on market $79,875 Active 98 DOM
7. 2026-06-09
   days on market $89,900 Active 95 DOM
8. 2026-06-08
   days on market $89,900 Active 94 DOM
9. 2026-06-07
   days on market $89,900 Active 93 DOM
10. 2026-06-05
    days on market $89,900 Active 90 DOM
11. 2026-06-03
    days on market $89,900 Active 89 DOM
12. 2026-06-02
    days on market $89,900 Active 88 DOM
13. 2026-06-01
    days on market $89,900 Active 87 DOM
14. 2026-05-31
    days on market $89,900 Active 86 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 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: $22,942
• − Mortgage interest: −$4,474
• − Property taxes: −$1,198
• − Insurance: −$399
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$2,324
• Taxable income: $10,876
• Est. tax owed @ 24.0%: −$2,610
• After-tax cash flow: $8,890/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