3632 Ohio Ln #67 · North Highlands, CA 95660

$150,870

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 115 Days on market

Built 1980 $108/sqft · 80% 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

Turn-key remodeled Mobile home in Eleven Oaks Mobile Home & RV Park. Fresh interior paint, new flooring, and updated drywall texture gives the home a clean, modern feel. The kitchen has been refreshed with a new sink, island, and cabinetry, plus new range/stove, dishwasher, and refrigerator. Updated bathrooms include a stylish tile shower with modern finishes. Recent improvements also include updated electrical work, new interior doors, a repaired deck with new wood, fence repairs, trimmed trees, and low-maintenance landscaping. Enjoy covered carport parking plus extra parking.

Key facts

• New flooring
• New sink
• Fresh interior paint

Tags

• REMODELED MOBILE HOME
• FRESH INTERIOR PAINT
• NEW FLOORING
• UPDATED DRYWALL TEXTURE
• REFRESHED KITCHEN
• NEW SINK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $151k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $137k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 9 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 42% 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 $1k of loan paydown is wiped out by about $5k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,291 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $83,743
• List price: $150,870
• Delta: 80.16%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4963 Eleven Oaks Ln	0.09mi	3/2.0 (-1)	1,536 (+10%)	6mo	$140,000	$91	70
5040 Jackson St #110	0.38mi	3/2.0 (-1)	1,440 (+3%)	12mo	$81,500	$57	63
5040 Jackson St #78	0.41mi	5/2.0 (+1)	1,440 (+3%)	20mo	$90,000	$63	54
5040 Jackson St #54	0.52mi	3/2.0 (-1)	1,512 (+8%)	10mo	$75,000	$50	49
5040 Jackson St #76	0.41mi	3/2.0 (-1)	1,584 (+13%)	9mo	$85,000	$54	47
4133 Potomac Ln	0.61mi	3/2.0 (-1)	1,298 (-7%)	10mo	$100,000	$77	46
5040 Jackson St #40	0.52mi	3/2.0 (-1)	1,475 (+5%)	20mo	$107,000	$73	45
5040 Jackson St #23	0.41mi	3/2.0 (-1)	1,213 (-13%)	12mo	$119,500	$99	43
4137 Annapolis Ln #172	0.63mi	3/2.0 (-1)	1,344 (-4%)	19mo	$100,000	$74	43
4139 Minute Man Ln	0.64mi	3/2.0 (-1)	1,283 (-8%)	11mo	$92,000	$72	42
4130 Annapolis Ln #159	0.60mi	3/2.0 (-1)	1,225 (-12%)	9mo	$107,500	$88	39
4125 Potomac Ln #129	0.58mi	3/2.0 (-1)	1,200 (-14%)	8mo	$58,000	$48	37

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $9,863
• Equity at exit: $22,495

10-year hold

• IRR: 18.1%
• Equity multiple: 2.75×
• Total profit: $73,957
• Equity at exit: $13,044

Cash invested: $42,244 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$791
• Tax est. 1.5%: −$189 /mo · $2,263/yr
• Insurance: −$63
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $429

Break-even live

Break-even rent $1,860

Max offer price $150,870

Occupancy floor 77%

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: $37,718
• Closing costs: $4,526
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	1d	3	0.12mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	1d	1	0.98mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	1.05mi
5728 Luce Ave McClellan Park, CA	2.0–3.0	1.0	1058	$2,190	$2.07	1d	3	1.13mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	2d	1	1.16mi
3610 Auburn Blvd Sacramento, CA	3.0	2.0	1140	$2,395	$2.10	7d	1	1.27mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	1d	1	1.27mi
4716 Tulane Ct Sacramento, CA	3.0	2.0	1303	$2,450	$1.88	23d	1	1.37mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	1d	1	1.41mi

Listing history 10 events

1. 2026-06-15
   days on market $150,870 Active 115 DOM
2. 2026-06-13
   days on market $150,870 Active 113 DOM
3. 2026-06-13
   days on market $150,870 Active 112 DOM
4. 2026-06-09
   days on market $150,870 Active 109 DOM
5. 2026-06-08
   days on market $150,870 Active 108 DOM
6. 2026-06-07
   days on market $150,870 Active 107 DOM
7. 2026-06-03
   days on market $150,870 Active 103 DOM
8. 2026-06-02
   days on market $150,870 Active 102 DOM
9. 2026-06-01
   days on market $150,870 Active 101 DOM
10. 2026-05-31
    days on market $150,870 Active 100 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 6/10 Major FEMA zone AE · 74% 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: $28,835
• − Mortgage interest: −$8,451
• − Property taxes: −$2,263
• − Insurance: −$5,873
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$4,389
• Taxable income: $3,246
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,371/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

Property tax history

-0.6%/yr

Latest (2025): $103 · +0.5% YoY. Source: county tax records.