5722 Clearwater Dr #18 · Carmichael, CA 95841

$57,000

1 bd · 1.0 ba · 675 sqft · Manufactured · 173 Days on market

Built 1964 Est $45k · 28% 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
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

New Lower price- Attention all 60's Fanatics! Your Opportunity to Own This Magnificent Home Innovation featuring (5) Separate Cylindrical Floor to Ceiling Permanent Bump-outs offering Approx 150sf of Additional Space inside. Living Room is an Enormous 19ft at the Widest Point and Has it's Own Balcony with Sliding Glass door Entrance. Throughout are Smooth Panel Extra-Tall Ceilings that are in Amazing Condition. Home has 2yr Newer Carpet and Lighter Wide Plank Laminate Wood Floors in Kitchen which is Open to the Living Rm with Abundant White Cabinets and Eating Bar. Huge 19ft Wide Bedroom allows for Large Furniture and with 2 Closets-1 W/ Mirrored Doors, and Much More Storage Space. Bath has

Key facts

• Enclosed entry patio
• Extra-tall ceilings
• Large patio

Tags

• EXTRA-TALL CEILINGS
• ENCLOSED ENTRY PATIO
• LARGE PATIO
• VIEWS OUT TO THE GREENBELT
• LARGE CLUBHOUSE
• ATTACHED DOG PARK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 2.6% in Carmichael — 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 63/100 on livability (#471 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A-, housing B+, employment B; Watch: schools C-, crime F, commute 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 soft (-1.1%/yr); 83 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $394 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 + 0.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.62% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.24%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $44,550
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5722 Clearwater Dr #18	0.00mi	1/1.0	675 (0%)	1mo	$54,900	$81	100
6226 Manitoba Ave #70	0.10mi	1/1.0	700 (+4%)	12mo	$40,000	$57	79
5935 Auburn Blvd #78	0.31mi	1/1.5	672 (-0%)	9mo	$38,000	$57	75
5935 Auburn Blvd #160	0.27mi	2/1.5 (+1)	684 (+1%)	4mo	$45,000	$66	75
5935 Auburn Blvd #189	0.34mi	2/2.0 (+1)	690 (+2%)	2mo	$29,900	$43	69
6222 Gettysburg Ln	0.29mi	2/1.0 (+1)	672 (-0%)	17mo	$70,000	$104	67
6219 Tyee Ave #142	0.14mi	2/1.0 (+1)	720 (+7%)	21mo	$59,000	$82	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 3.03×
• Total profit: $32,392
• Equity at exit: $8,499

10-year hold

• IRR: 53.0%
• Equity multiple: 5.43×
• Total profit: $70,687
• Equity at exit: $4,928

Cash invested: $15,960 (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 95841

• Rents YoY: -1.1%
• Active inventory: 83
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $721

Break-even live

Break-even rent $583

Max offer price $57,000

Occupancy floor 47%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,581	$2.04	2d	15	0.18mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$1,415	$2.01	24d	1	0.28mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$1,714	$2.20	2d	15	0.48mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	2d	1	0.58mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,299	$1.65	20d	5	1.06mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	2d	2	1.09mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,375	$1.72	2d	2	1.10mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	44d	1	1.17mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,624	$2.60	4d	10	1.18mi
5226 Hemlock St #35 Sacramento, CA	1.0	1.0	682	$1,650	$2.42	24d	1	1.25mi
5755 Callie Ln Sacramento, CA	1.0–2.0	1.0–2.0	723	$1,600	$2.21	3d	13	1.32mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,495	$1.99	2d	6	1.35mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,575	$1.92	44d	3	1.44mi
6650 Crosswoods Cir Citrus Heights, CA	1.0	1.0	465	$1,575	$3.39	2d	6	1.48mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,450	$1.71	2d	3	1.49mi

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 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: $17,952
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$1,658
• Taxable income: $8,291
• Est. tax owed @ 24.0%: −$1,990
• After-tax cash flow: $6,667/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 — Carmichael

• Score: 63/100
• State rank: #471
• US rank: #15996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmichael, CA
• County: Sacramento County · 1,539,646 people
• City population: 61,440
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 20,500
• Household income: $61,054
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 1353.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Subsaharan African 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 70% English-only · Russian/Polish/Slavic 11% Spanish 7% 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: ▼ -227.82%
• Current HPI: 369.8991
• Rent YoY: ▼ -1.08%
• 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