6245 Freedom Ln · Citrus Heights, CA 95621

$169,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 8 Days on market

Built 2006 Est $161k · 5% over

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +5.1/15.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 2017, this beautifully maintained 3-bedroom, 2-bath Karsten Villa offers approximately 1,344 sq. ft. of modern living in the desirable Creekside Estates all-age community. Featuring vaulted ceilings, abundant natural light, upgraded flooring, stainless steel appliances, indoor laundry, and an open-concept layout, this home blends comfort and function. The spacious primary suite includes a walk-in closet, dual vanities, soaking tub, and separate shower. Outside, enjoy a covered front porch, extra-long carport, and private fenced yard. Community amenities include a clubhouse, playground, and beautifully maintained grounds. Offering newer construction, outdoor space, and affordability

Key facts

• Upgraded flooring
• Walk-in closet
• Indoor laundry

Tags

• VAULTED CEILINGS
• UPGRADED FLOORING
• STAINLESS STEEL APPLIANCES
• INDOOR LAUNDRY
• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Make/Manufacturer: The Andrew Karsten Co
• HOA & community: No association; Not a senior community; Land lease: No

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Electric: Other; Public sewer; Public water
• Home design: Manufactured home located in a park; Double wide; Built in 2006; Skirting: Other
• Construction: Manufactured construction (double wide); Shingle roof
• Exterior features: Shingle roof; Other lot features

Interior

• Kitchen: Pantry cabinet
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: Tub with shower over
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Laminate flooring; Pantry cabinet; Kitchen and family room combined; Living room with unspecified additional feature; Pets allowed with size and number limits; service animals OK
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 12.0% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 34% 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 $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 + 1.9% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

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: 1.35% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6206 Plymouth Rock Ln #110	0.15mi	3/2.0	1,536 (+14%)	1mo	$159,000	$104	68
6113 Summerset Ln	0.66mi	2/2.0 (-1)	1,344 (0%)	2mo	$169,000	$126	63
6105 Mame Ct	0.52mi	3/2.0	1,248 (-7%)	3mo	$85,000	$68	61
6625 Shamus Ct	0.47mi	3/2.0	1,248 (-7%)	8mo	$190,000	$152	59
6621 Grosse Point Ct	0.50mi	2/2.0 (-1)	1,248 (-7%)	1mo	$130,000	$104	59
6116 Mame Ct	0.52mi	2/2.0 (-1)	1,440 (+7%)	3mo	$179,000	$124	56
6641 Grosse Point Ct	0.54mi	2/2.0 (-1)	1,464 (+9%)	3mo	$175,000	$120	52
6116 Mame Ct #905	0.52mi	2/2.0 (-1)	1,440 (+7%)	8mo	$100,000	$69	52
6637 Grosse Point Ct	0.54mi	3/2.0	1,536 (+14%)	1mo	$95,000	$62	51
6143 Blucher Ln	0.74mi	2/2.0 (-1)	1,401 (+4%)	8mo	$170,000	$121	47
6625 Galaxy Ct	0.49mi	2/2.0 (-1)	1,146 (-15%)	2mo	$155,000	$135	46
6845 Caywood Ct	0.74mi	2/2.0 (-1)	1,536 (+14%)	2mo	$150,000	$98	35

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: 11.5%
• Equity multiple: 1.45×
• Total profit: $21,401
• Equity at exit: $25,333

10-year hold

• IRR: 19.6%
• Equity multiple: 2.57×
• Total profit: $74,597
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$891
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $809

Break-even live

Break-even rent $1,274

Max offer price $169,900

Occupancy floor 60%

Sensitivity live

Price	-10% $905	-5% $857	+0% $809	+5% $761	+10% $713
Rent	-10% $627	-5% $718	+0% $809	+5% $900	+10% $990
Rate	-1.0pp $894	-0.5pp $852	base $809	+0.5pp $765	+1.0pp $720

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	44d	1	0.34mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	18d	1	0.34mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	2d	15	0.34mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	2d	15	0.34mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	23d	1	0.45mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	24d	1	0.47mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	17d	1	0.63mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	17d	1	0.63mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	44d	1	0.66mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	2d	1	0.67mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	0.71mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	0.81mi
6333 Aslin Way Carmichael, CA	4.0	2.0	1257	$2,750	$2.19	44d	1	0.89mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	24d	1	0.89mi
6000 Coyle Ave Carmichael, CA	4.0	2.0	1120	$2,295	$2.05	24d	1	0.91mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	44d	1	0.92mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	2d	1	0.94mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	18d	1	0.94mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	0.99mi
6034 Centurion Cir Citrus Heights, CA	4.0	2.0	1726	$3,100	$1.80	44d	1	1.04mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	21d	1	1.09mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	44d	1	1.12mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.16mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	44d	1	1.17mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	44d	1	1.18mi
6004 Rutland Dr Unit 128 Carmichael, CA	2.0	1.0	900	$1,495	$1.66	5d	1	1.19mi
6600 Hillsdale Blvd Sacramento, CA	3.0	3.0	1686	$2,600	$1.54	17d	1	1.22mi
5308 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	44d	1	1.26mi
5300 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	24d	1	1.29mi
6200 Osullivan Ln Sacramento, CA	2.0	2.0	1316	$1,775	$1.35	8d	1	1.30mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	21d	5	1.31mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	3d	2	1.36mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	44d	1	1.36mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	1.38mi
5233 Columbine Way Carmichael, CA	3.0	2.0	1008	$2,375	$2.36	5d	1	1.44mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	5d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $169,900 Active 8 DOM
2. 2026-06-18
   days on market $169,900 Active 5 DOM
3. 2026-06-17
   days on market $169,900 Active 4 DOM
4. 2026-06-16
   days on market $169,900 Active 3 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $169,900 Active 2 DOM

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$755/yr (+$63/mo · 141.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 32% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 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: $27,574
• − Mortgage interest: −$9,517
• − Property taxes: −$536
• − Insurance: −$850
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$4,943
• Taxable income: $7,317
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $7,950/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: 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

Property tax history

-1.9%/yr

Latest (2025): $536 · -3.0% YoY. Source: county tax records.