4824 Liberty Bell Ln · North Highlands, CA 95660

$94,999

2 bd · 1.0 ba · 750 sqft · Manufactured · 98 Days on market

Built 2001 $127/sqft · 59% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home in a gated all-age community! This charming 2-bedroom, 1-bath single-wide offers comfort and thoughtful updates throughout. Recent improvements include a new water heater (2025), newer roof, and newer HVAC system for added peace of mind. Inside you'll find fresh interior paint, updated appliances, and newer wooden blinds, along with custom cabinetry in the primary bedroom and laundry area for extra storage. The updated landscaping and garden space create a welcoming outdoor retreat. A wonderful opportunity to enjoy easy living in a gated community. Buyer must be park approved prior to submitting an offer. Schedule your showing today!

Key facts

• Gated community
• Updated appliances
• Custom cabinetry

Tags

• GATED COMMUNITY
• NEW WATER HEATER
• NEWER ROOF
• NEWER HVAC SYSTEM
• UPDATED APPLIANCES
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 4.1% in North Highlands — 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 61/100 on livability (#523 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment C-, schools D, crime 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 rising fast (+5.7%/yr); 108 active listings in the ZIP; 40 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).
• This rent runs 31% of the median local income ($68k/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 $657 of loan paydown is wiped out by about $3k 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 + 5.7% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $95k implies a 218% gain — meaningful room to come down on a strong offer.

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 $86,449 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 1.85% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.56%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (median comp): $59,755
• List price: $94,999
• Delta: 58.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 Ticonderoga Ln	0.25mi	2/1.0	750 (0%)	10mo	$54,900	$73	80
4211 Ticonderoga	0.25mi	2/1.0	720 (-4%)	24mo	$50,000	$69	62
3650 Ohio Ln #82	0.64mi	2/1.0	784 (+4%)	2mo	$80,000	$102	61
7 4th St	0.70mi	2/1.0	720 (-4%)	3mo	$30,000	$42	58
4959 Almond Tree Ln	0.62mi	2/1.0	648 (-14%)	12mo	$65,000	$100	38
5050 Roseville Rd Unit F4	0.73mi	2/2.0	840 (+12%)	22mo	$30,000	$36	23

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.60×
• Total profit: $42,491
• Equity at exit: $14,165

10-year hold

• IRR: 44.3%
• Equity multiple: 5.75×
• Total profit: $126,374
• Equity at exit: $8,214

Cash invested: $26,600 (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 95660

• Rents YoY: 5.7%
• Active inventory: 108
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$498
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $832

Break-even live

Break-even rent $708

Max offer price $94,999

Occupancy floor 48%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Tricia Way Unit 4688001002 North Highlands, CA	2.0	1.0	1000	$1,495	$1.50	43d	1	0.15mi
4008 Tricia Way North Highlands, CA	2.0	1.0	900	$1,700	$1.89	12d	1	0.17mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	1d	1	0.35mi
5123 Shell St North Highlands, CA	2.0	1.0	912	$1,950	$2.14	1d	1	0.48mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	1d	3	0.50mi
3731 Scallop Ct North Highlands, CA	2.0	1.0	924	$2,150	$2.33	43d	1	0.55mi
5061 Shell St North Highlands, CA	2.0	1.0	750	$2,000	$2.67	1d	1	0.57mi
3800 Madison Ave North Highlands, CA	2.0	1.0	524	$1,500	$2.86	1d	7	0.59mi
4552 Ashcroft Ave Unit 36D Sacramento, CA	2.0	1.0	800	$1,250	$1.56	1d	1	0.62mi
3669 Myrtle Ave North Highlands, CA	1.0	1.0	620	$1,245	$2.01	1d	2	0.62mi
4605 Cyclamen Way Sacramento, CA	2.0	1.0	870	$1,695	$1.95	1d	1	0.62mi
4561 Ashcroft Ave Unit 52 Sacramento, CA	2.0	1.0	900	$1,395	$1.55	1d	1	0.63mi
4561 Ashcroft Ave Apt 49 Sacramento, CA	2.0	1.0	888	$1,499	$1.69	1d	1	0.63mi
3609 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,795	$1.99	1d	2	0.66mi
4909 Date Ave Sacramento, CA	1.0–2.0	1.0	737	$1,750	$2.37	43d	1	0.67mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	1d	1	0.70mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	1d	30	0.75mi
3517 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,750	$1.94	3d	1	0.76mi
4661 Orange Grove Ave Sacramento, CA	1.0–2.0	1.0	700	$1,495	$2.14	23d	2	0.77mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	43d	1	0.78mi
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	19d	1	0.79mi
5011 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	23d	1	0.80mi
5011 Bremner Way #2 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	1d	1	0.80mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	7d	1	0.83mi
5008 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,650	$1.94	1d	1	0.84mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	0.85mi
4806 Myrtle Ave Sacramento, CA	1.0	1.0	650	$1,338	$2.06	43d	1	0.88mi
4841 Myrtle Ave Sacramento, CA	1.0	1.0	600	$1,350	$2.25	1d	1	0.89mi
4815 College Oak Dr Sacramento, CA	2.0	1.0–1.5	1000	$1,662	$1.66	7d	2	0.92mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	1d	3	1.02mi
4930 College Oak Dr Sacramento, CA	1.0	1.0	670	$1,450	$2.16	1d	1	1.04mi
3652 McClellan Dr North Highlands, CA	2.0	1.0	750	$1,650	$2.20	1d	1	1.05mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	3d	1	1.05mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	1d	1	1.08mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,540	$1.68	1d	7	1.10mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	1d	3	1.11mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	21d	1	1.12mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	43d	3	1.16mi
5012 Sunshine Ln Sacramento, CA	2.0	1.0	970	$1,775	$1.83	10d	1	1.16mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	3d	1	1.17mi

Listing history 14 events

1. 2026-06-18
   days on market $94,999 Active 98 DOM
2. 2026-06-17
   days on market $94,999 Active 97 DOM
3. 2026-06-16
   days on market $94,999 Active 96 DOM
4. 2026-06-15
   days on market $94,999 Active 95 DOM
5. 2026-06-13
   days on market $94,999 Active 93 DOM
6. 2026-06-13
   days on market $94,999 Active 92 DOM
7. 2026-06-09
   days on market $94,999 Active 89 DOM
8. 2026-06-08
   days on market $94,999 Active 88 DOM
9. 2026-06-07
   days on market $94,999 Active 87 DOM
10. 2026-06-03
    days on market $94,999 Active 83 DOM
11. 2026-06-02
    days on market $94,999 Active 82 DOM
12. 2026-06-01
    days on market $94,999 Active 81 DOM
13. 2026-05-31
    days on market $94,999 Active 80 DOM
14. 2008-12-29
    soldstatus $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $261 · $22/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$461/yr (+$38/mo · 176.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,144
• − Mortgage interest: −$5,321
• − Property taxes: −$261
• − Insurance: −$475
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$2,764
• Taxable income: $8,940
• Est. tax owed @ 24.0%: −$2,146
• After-tax cash flow: $7,844/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 — North Highlands

• Score: 61/100
• State rank: #523
• US rank: #17613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Highlands, CA
• County: Sacramento County · 1,539,646 people
• City population: 56,900
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 35,451
• Household income: $68,235
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1300.0

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 0.69)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 16% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Subsaharan African 5% Scotch-Irish 2% Scandinavian 2%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 25% Russian/Polish/Slavic 9% 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: ▼ -273.83%
• Current HPI: 438.1022
• Rent YoY: ▲ 5.69%
• 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

Price history

1 event — show timeline

• 2008-12-29 Sold (Public Records) $29,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $261 · -3.6% YoY. Source: county tax records.