5922 Cackler Ln #83 · Citrus Heights, CA 95621

$199,995

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 189 Days on market

Built 2025 Good condition $149/sqft · 40% above area Est $143k · 40% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare FInd. NEW HOME. !! Factory Built in 2025. '7 Year' Limited Factory Warranty. Active 55 Plus Community. Features: 1,344 sq ft 2/3 bedrooms / 2 Full bathrooms + office (den). Kitchen island, Energy efficientStainless steel appliance package Luxury, Solid Stone countertops in kitchen & Both Bathrooms. Separate laundry room, to accommodate Side by Side Washer and Dryer. Large backyard. 9 foot ceilings. Central H/A. Covered Front Porch. Luxury comfort, Modern layout Parking: Brand-new Spacious carport, extends a full 40 ft. Spacious parking for 2 plus vehicles. Park offers Active Clubhouse. Relaxing pool, Quiet time relaxing in the Clubhouse library. Or you may enjoy socializing a

Key facts

• 2 parking spots
• Built 2025
• Listed 189 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 219 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 189 days — a 12% lower offer ($176k) 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 $175,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $142,556
• List price: $199,995
• Delta: 40.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6008 Cackler Ln #88	0.07mi	2/2.0 (-1)	1,344 (0%)	3mo	$94,500	$70	89
5913 Cackler Ln #62	0.03mi	2/2.0 (-1)	1,244 (-7%)	1mo	$126,000	$101	81
7633 Woodduck Ln #67	0.06mi	3/2.0	1,440 (+7%)	7mo	$89,450	$62	79
7547 Golden Eye Ln #123	0.13mi	3/2.0	1,480 (+10%)	2mo	$147,182	$99	75
7516 Scaup Ln	0.17mi	2/2.0 (-1)	1,248 (-7%)	7mo	$123,000	$99	69
7437 Sylmar Ln #178	0.22mi	4/2.0 (+1)	1,440 (+7%)	5mo	$160,000	$111	69
7412 Newport Ln #144	0.29mi	3/2.0	1,440 (+7%)	9mo	$117,000	$81	67
7348 Azimuth Ln #25	0.32mi	4/2.0 (+1)	1,440 (+7%)	4mo	$160,000	$111	65
7416 White River Ln #172	0.27mi	4/2.0 (+1)	1,440 (+7%)	9mo	$160,000	$111	63
5836 Stonyford	0.36mi	3/2.0	1,440 (+7%)	10mo	$155,900	$108	63
5873 Hobbs Ln #57	0.40mi	4/2.0 (+1)	1,440 (+7%)	7mo	$165,000	$115	59
7428 White River Ln #175	0.24mi	4/2.0 (+1)	1,536 (+14%)	6mo	$161,000	$105	55

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,877
• Equity at exit: $29,820

10-year hold

• IRR: 6.1%
• Equity multiple: 1.43×
• Total profit: $24,298
• Equity at exit: $17,292

Cash invested: $55,999 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $472

Break-even live

Break-even rent $1,750

Max offer price $199,995

Occupancy floor 75%

Sensitivity live

Price	-10% $610	-5% $541	+0% $472	+5% $403	+10% $334
Rent	-10% $287	-5% $379	+0% $472	+5% $565	+10% $657
Rate	-1.0pp $573	-0.5pp $523	base $472	+0.5pp $420	+1.0pp $368

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: $49,999
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.41mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	3d	10	0.48mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	0.57mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	23d	1	0.67mi
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	2d	1	0.84mi
8077 Cornerstone Way Citrus Heights, CA	4.0	2.0	1380	$2,795	$2.03	44d	1	0.89mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	15d	1	0.89mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	44d	1	0.91mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	0.93mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	12d	1	0.97mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	2d	1	1.03mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	1.11mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	5d	1	1.19mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	21d	1	1.24mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	44d	1	1.25mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	13d	1	1.31mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	2d	1	1.31mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	3d	1	1.34mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.40mi
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	5d	1	1.46mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	2d	1	1.50mi

Listing history 21 events

1. 2026-06-16
   status $199,995 Pending 189 DOM
2. 2026-06-15
   days on market $199,995 Active 189 DOM
3. 2026-06-13
   days on market $199,995 Active 187 DOM
4. 2026-06-13
   days on market $199,995 Active 186 DOM
5. 2026-06-09
   days on market $199,995 Active 183 DOM
6. 2026-06-08
   days on market $199,995 Active 182 DOM
7. 2026-06-07
   days on market $199,995 Active 181 DOM
8. 2026-06-05
   days on market $199,995 Active 178 DOM
9. 2026-06-03
   days on market $199,995 Active 177 DOM
10. 2026-06-02
    days on market $199,995 Active 176 DOM
11. 2026-06-01
    days on market $199,995 Active 175 DOM
12. 2026-05-31
    days on market $199,995 Active 174 DOM
13. 2025-10-17
    historical
14. 2025-10-14
    price
15. 2025-08-19
    price
16. 2025-07-05
    price
17. 2025-06-26
    price
18. 2025-06-03
    price
19. 2025-05-20
    price
20. 2025-04-25
    price
21. 2025-04-04
    listed Active

ⓘ 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: $28,165
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$5,818
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $5,032/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 · 11 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a fresh paint job and modern features. It has a good foundation and structure, and the kitchen and bathrooms are well-maintained. The home is move-in ready with a few minor updates that can significantly increase its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Install new flooring in bathrooms — New flooring can improve both resale and rental value.
• Both Add landscaping features — Landscaping can enhance curb appeal and attract potential buyers/renters.
• Both Upgrade kitchen appliances — Upgrading appliances can increase both resale and rental value.
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Install new flooring in bathrooms — New flooring can improve both resale and rental value. ↑
• Both Add landscaping features — Landscaping can enhance curb appeal and attract potential buyers/renters. ↑
• Both Upgrade kitchen appliances — Upgrading appliances can increase both resale and rental value. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and energy-efficient. ↑

ⓘ 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