7532 Golden Eye Ln #37 · Citrus Heights, CA 95621

$195,000

2 bd · 2.0 ba · 1,612 sqft · Manufactured · 20 Days on market

Built 1997 Good condition Est $160k · 22% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into a lifestyle of comfort and ease. This inviting 1612 square foot mobile home is ready for you to move in and begin your next chapter. The kitchen has an island, laundry room/mud room, formal dining for intimate dining, with shutters in the kitchen, dining, and office. The office can be transformed into a bedroom, the master bedroom is larger, with Walkin closet and ample storage plus storge behind the closet door, the master bathroom is large with a double sink, garden tub, plenty of storage for all your needs. The hall bathroom has a skylight. The kitchen has a lot of storage cabinets with a beautiful skylight and matching black appliances. Beyond the interiors, discover the tranq

Key facts

• Attached carport
• Private yard
• 2 parking spots

Tags

• PRIVATE YARD
• DEDICATED LAUNDRY ROOM
• ATTACHED CARPORT
• COVERED DECK AND PORCH

Property features AI

Finance

• Other: Land lease: No (listed land lease amount present but home not land-lease)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: 2 parking spaces; Off-street parking; Attached covered parking
• Utilities: Public water; Public sewer; Individual gas meter with natural gas connected; Cable and internet available; 220V in kitchen and laundry
• Home design: Manufactured in-park home; Double wide; Built in 1997
• Construction: Wood skirting; Composition roof; Fleetwood manufactured home
• Exterior features: Fenced yard; Patio awning, carport awning and porch awning; Shed(s); Auto irrigation (sprinklers)

Interior

• Kitchen: Built-in gas oven and built-in gas range; Free-standing gas oven; Hood over range; Dishwasher; Garbage disposal; Microwave; Pantry cabinet; Kitchen island; Skylight(s); Laminate countertops
• Bedrooms: 2 bedrooms (3 possible)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms with double sinks, tub and separate shower stall(s)
• Heating & cooling: Central heating (natural gas); Central cooling; Ceiling fan(s)
• Interior features: Cathedral ceiling; Dual-pane windows with coverings and screens; Covered patio and covered deck; Carpeted porch steps
• Laundry & utility: Electric and gas hook-up laundry connections; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• This rent runs 35% 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 $6k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($192k) 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 $192,075 (1.5% below list)

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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $159,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7535 Golden Eye Ln #126	0.02mi	3/2.0 (+1)	1,608 (-0%)	2mo	$199,800	$124	92
7533 Pintail Cir	0.10mi	3/2.0 (+1)	1,620 (+0%)	1mo	$232,500	$144	89
7508 Bufflehead Ln	0.09mi	3/2.0 (+1)	1,560 (-3%)	1mo	$165,000	$106	85
6032 Canvasback Ln	0.08mi	2/2.0	1,582 (-2%)	10mo	$119,000	$75	85
7547 Golden Eye Ln #123	0.04mi	3/2.0 (+1)	1,480 (-8%)	2mo	$147,182	$99	78
7625 Pintail Cir	0.17mi	3/2.0 (+1)	1,550 (-4%)	9mo	$114,500	$74	73
7524 Golden Eye Ln	0.01mi	3/2.0 (+1)	1,440 (-11%)	12mo	$179,900	$125	67
6000 Cackler #86	0.14mi	2/2.0	1,440 (-11%)	12mo	$85,000	$59	66
7633 Woodduck Ln #67	0.23mi	3/2.0 (+1)	1,440 (-11%)	7mo	$89,450	$62	61
7412 Newport Ln #144	0.33mi	3/2.0 (+1)	1,440 (-11%)	9mo	$117,000	$81	54
5836 Stonyford	0.37mi	3/2.0 (+1)	1,440 (-11%)	10mo	$155,900	$108	51
5844 Hobbs Ln #49	0.44mi	3/2.0 (+1)	1,400 (-13%)	11mo	$100,000	$71	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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,164
• Equity at exit: $29,075

10-year hold

• IRR: 7.4%
• Equity multiple: 1.53×
• Total profit: $29,128
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $502

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 74%

Sensitivity live

Price	-10% $637	-5% $569	+0% $502	+5% $434	+10% $367
Rent	-10% $317	-5% $409	+0% $502	+5% $594	+10% $687
Rate	-1.0pp $600	-0.5pp $551	base $502	+0.5pp $451	+1.0pp $400

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	45d	1	0.80mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	19d	1	0.94mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	5d	1	1.02mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	45d	1	1.09mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	13d	1	1.13mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	3d	1	1.17mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	3d	1	1.20mi
5139 Tweed Ct Antelope, CA	3.0	2.0	1260	$2,500	$1.98	0d	1	1.22mi
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	5d	1	1.41mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	13d	1	1.43mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	3d	1	1.43mi

Listing history 14 events

1. 2026-06-21
   days on market $195,000 Active 20 DOM
2. 2026-06-18
   days on market $195,000 Active 17 DOM
3. 2026-06-17
   days on market $195,000 Active 16 DOM
4. 2026-06-16
   days on market $195,000 Active 15 DOM
5. 2026-06-15
   days on market $195,000 Active 14 DOM
6. 2026-06-13
   days on market $195,000 Active 12 DOM
7. 2026-06-13
   days on market $195,000 Active 11 DOM
8. 2026-06-09
   days on market $195,000 Active 8 DOM
9. 2026-06-08
   days on market $195,000 Active 7 DOM
10. 2026-06-07
    days on market $195,000 Active 6 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $195,000 Active 3 DOM
13. 2026-06-03
    days on market $195,000 Active 2 DOM
14. 2026-06-02
    listed $195,000 Active 1 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 ≥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: $28,093
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$5,673
• Taxable income: $3,102
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $5,277/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics, making it a solid investment.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathtub and sink — Update needed for functionality and aesthetics.
• Minor Carpeted floors — Update needed for durability and appearance.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics.
• Both Updating countertops and sink — Improves functionality and aesthetics, attracting more buyers.
• Both Replacing carpet with hardwood or tile — Increases durability and adds value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathtub and sink · Update needed for functionality and aesthetics.	Minor	$500–3,000
Carpeted floors · Update needed for durability and appearance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics. ↑
• Both Updating countertops and sink — Improves functionality and aesthetics, attracting more buyers. ↑
• Both Replacing carpet with hardwood or tile — Increases durability and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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