6965 Radiance · Citrus Heights, CA 95621

$149,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 195 Days on market

Built 1986 Average condition $103/sqft · 13% below area Est $172k · 13% under

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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
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean, well-kept home in the 55+ Lakeview Village community, set on a quiet circle with covered parking and a low-maintenance yard. There's room for a garden if you want it, plus a secluded covered patio for relaxing or entertaining. Inside, the home offers large rooms and a separate laundry room with a built-in desk area that works well for an office or crafts. Newer HVAC already in place. Lakeview Village is gated at night and known for its active, welcoming community, with regular events and activities that make it easy to meet people and settle in quickly.

Key facts

• Low-maintenance yard
• Covered parking
• Built-in desk area

Tags

• LAKEVIEW VILLAGE COMMUNITY
• COVERED PARKING
• LOW-MAINTENANCE YARD
• SECLUDED COVERED PATIO
• SEPARATE LAUNDRY ROOM
• BUILT-IN DESK AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: crime D-, amenities F, commute 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.
• Zoned schools: Orangevale Open K-8 (572 students, 22% FRL); Sylvan Middle (647 students, 71% FRL); El Camino Fundamental High (math 34% / reading 62%, grade D, #378 of 1,170 statewide, top 32%, 1,246 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 219 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 33% 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 $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $172,000
• List price: $149,000
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6923 Daisy Ln	0.03mi	2/2.0	1,488 (+3%)	7mo	$155,000	$104	87
6143 Blucher Ln	0.09mi	2/2.0	1,401 (-3%)	8mo	$170,000	$121	84
6116 Mame Ct	0.30mi	2/2.0	1,440 (0%)	3mo	$179,000	$124	84
6845 Caywood Ct	0.11mi	2/2.0	1,536 (+7%)	2mo	$150,000	$98	82
6641 Grosse Point Ct	0.31mi	2/2.0	1,464 (+2%)	3mo	$175,000	$120	80
6113 Summerset Ln	0.16mi	2/2.0	1,344 (-7%)	2mo	$169,000	$126	80
6116 Mame Ct #905	0.30mi	2/2.0	1,440 (0%)	8mo	$100,000	$69	79
6937 Grand Tree Ln	0.26mi	2/2.0	1,495 (+4%)	6mo	$169,500	$113	76
6637 Grosse Point Ct	0.32mi	3/2.0 (+1)	1,536 (+7%)	1mo	$95,000	$62	68
6621 Grosse Point Ct	0.36mi	2/2.0	1,248 (-13%)	1mo	$130,000	$104	60
6105 Meiggs Ct #1015	0.29mi	2/2.0	1,645 (+14%)	4mo	$160,000	$97	60
6105 Mame Ct	0.32mi	3/2.0 (+1)	1,248 (-13%)	3mo	$85,000	$68	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: 11.9%
• Equity multiple: 1.47×
• Total profit: $19,435
• Equity at exit: $22,216

10-year hold

• IRR: 20.0%
• Equity multiple: 2.59×
• Total profit: $66,515
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $722

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 62%

Sensitivity live

Price	-10% $825	-5% $773	+0% $722	+5% $670	+10% $619
Rent	-10% $547	-5% $634	+0% $722	+5% $809	+10% $897
Rate	-1.0pp $797	-0.5pp $760	base $722	+0.5pp $683	+1.0pp $644

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	46d	1	0.20mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	46d	1	0.59mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	20d	1	0.67mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	46d	1	0.73mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	20d	1	0.73mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	6d	1	0.80mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	26d	1	0.93mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	4d	10	0.95mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	4d	1	0.97mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	26d	1	1.05mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	4d	15	1.05mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	17d	1	1.09mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	20d	1	1.10mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,889	$2.44	0d	16	1.17mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	17d	1	1.18mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	26d	1	1.20mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	24d	1	1.23mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	0d	1	1.27mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	46d	1	1.27mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	24d	1	1.28mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	46d	1	1.29mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	12d	1	1.36mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	18d	1	1.39mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	18d	1	1.39mi
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	0d	1	1.42mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	46d	1	1.46mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	0d	1	1.46mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	13d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   days on market $149,000 Active 195 DOM
2. 2026-06-18
   days on market $149,000 Active 192 DOM
3. 2026-06-17
   days on market $149,000 Active 191 DOM
4. 2026-06-16
   days on market $149,000 Active 190 DOM
5. 2026-06-15
   days on market $149,000 Active 189 DOM
6. 2026-06-13
   days on market $149,000 Active 187 DOM
7. 2026-06-13
   days on market $149,000 Active 186 DOM
8. 2026-06-09
   days on market $149,000 Active 183 DOM
9. 2026-06-08
   days on market $149,000 Active 182 DOM
10. 2026-06-07
    days on market $149,000 Active 181 DOM
11. 2026-06-05
    days on market $149,000 Active 178 DOM
12. 2026-06-03
    days on market $149,000 Active 177 DOM
13. 2026-06-02
    days on market $149,000 Active 176 DOM
14. 2026-06-01
    days on market $149,000 Active 175 DOM
15. 2026-05-31
    days on market $149,000 Active 174 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 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 · 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: $26,605
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$4,335
• Taxable income: $6,688
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $7,057/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 · 12 photos

Average 55/100 Moderate rehab

The home is in average condition with moderate repairs needed, primarily in the kitchen and bathrooms. Upgrading these areas would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Bathroom fixtures — Outdated and worn
• Moderate Kitchen countertops — Worn and dated

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen countertops — Modern countertops improve functionality and aesthetics
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Bathroom fixtures · Outdated and worn	Moderate	$3,000–15,000
Kitchen countertops · Worn and dated	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen countertops — Modern countertops improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics ↑

ⓘ 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