3725 Arroyo Seco Ln #75 · North Highlands, CA 95660

$59,900

2 bd · 1.0 ba · 860 sqft · Manufactured · 5 Days on market

Built 1969 $70/sqft · 24% below area Est $79k · 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 Smart: Seller Pays 2 Months of Space Rent! Why keep renting when ownership starts here? Welcome to 3725 Arroyo Seco Ln #75, a refreshed double-wide priced at $64,900, and to make it even better, the seller is paying your first 2 MONTHS of space rent, putting real money back in your pocket from day one. This home offers fresh exterior paint, inviting curb appeal, and a bright open great-room that fills with natural light. The kitchen is practical and efficient with generous cabinet storage and a convenient laundry closet. Stay comfortable year-round with central heat and A/C. Two well-sized bedrooms and a clean bathroom with a tub/shower combo complete the interior. Outside, enjoy a

Key facts

• Fresh exterior paint
• Central heat and a/c
• Parking

Tags

• FRESH EXTERIOR PAINT
• BRIGHT OPEN GREAT-ROOM
• GENEROUS CABINET STORAGE
• CONVENIENT LAUNDRY CLOSET
• CENTRAL HEAT AND A/C
• COVERED 2-CAR CARPORT

Property features AI

Finance

• Financial info: Land lease amount: $1,315
• HOA & community: No association; Not a senior community; Land lease fee applies

Exterior

• Parking: Assigned parking; Guest parking available; No garage
• Utilities: 220V outlet in kitchen; Public water; Public sewer; Land lease applies
• Home design: Manufactured in park; Single wide; Built in 1969; Located on Arroyo Seco Ln (site #75)
• Construction: Aluminum skirting; Metal roof
• Exterior features: Metal roof; Lot features: None noted; Aluminum skirting

Interior

• Kitchen: Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; Tub with shower over
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Laminate flooring; Great room; Dining/family combo; Stone counters; Pets allowed with limits (number and size); Laundry inside
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 31.4% vs local median 4.0% 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); 110 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 37% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $59,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.53% ✓
• Cap rate: 31.43%
• Cash-on-cash: 89.77%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (median comp): $79,218
• List price: $59,900
• Delta: -24.39%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7524 La Bella Cir	0.06mi	2/1.0	768 (-11%)	5mo	$15,000	$20	75
3676 Arroyo Seco Ln	0.06mi	2/1.0	744 (-14%)	11mo	$53,000	$71	66

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: 93.5%
• Equity multiple: 5.54×
• Total profit: $76,108
• Equity at exit: $8,931

10-year hold

• IRR: 96.8%
• Equity multiple: 12.61×
• Total profit: $194,760
• Equity at exit: $5,179

Cash invested: $16,772 (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: 110
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,255

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,296	-5% $1,275	+0% $1,255	+5% $1,234	+10% $1,213
Rent	-10% $1,088	-5% $1,171	+0% $1,255	+5% $1,338	+10% $1,422
Rate	-1.0pp $1,285	-0.5pp $1,270	base $1,255	+0.5pp $1,239	+1.0pp $1,223

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Little Rock Dr Antelope, CA	1.0–3.0	1.0–2.0	848	$2,050	$2.42	2d	5	0.28mi
7740 Watt Ave Antelope, CA	1.0–2.0	1.0	646	$1,872	$2.90	3d	10	0.53mi
3952 Running Bear Way Antelope, CA	2.0	2.0	1000	$2,250	$2.25	44d	1	0.57mi
6909 Stoneman Dr North Highlands, CA	3.0	1.0	1113	$1,995	$1.79	13d	1	0.63mi
3844 Milton Way North Highlands, CA	3.0	1.5	972	$2,250	$2.31	2d	1	0.81mi
4400 Antelope Rd Antelope, CA	2.0	2.0	875	$2,150	$2.46	44d	1	0.90mi
4400 Antelope Rd Antelope, CA	2.0	2.0	907	$2,150	$2.37	3d	1	0.90mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	44d	1	1.00mi
6625 Medora Dr North Highlands, CA	3.0	1.0	972	$2,100	$2.16	11d	1	1.01mi
6830 Walerga Rd Sacramento, CA	2.0	1.0–2.0	836	$1,752	$2.09	2d	6	1.04mi
3600 Elverta Rd Antelope, CA	1.0–2.0	1.0–2.0	850	$1,945	$2.29	2d	7	1.09mi
7200 Pepperwood Knoll Ln Sacramento, CA	1.0–2.0	1.0–2.0	854	$1,855	$2.17	2d	3	1.10mi
8020 Walerga Rd Antelope, CA	2.0	2.0	863	$2,438	$2.82	2d	2	1.16mi
8020 Walerga Rd Antelope, CA	2.0–3.0	2.0	1014	$2,500	$2.46	8d	2	1.16mi
4400 Shandwick Dr Antelope, CA	1.0–3.0	1.0–2.0	876	$2,112	$2.41	2d	12	1.27mi
8303 Walerga Rd Antelope, CA	1.0–3.0	1.0–2.0	894	$2,542	$2.84	2d	8	1.39mi

Listing history 7 events

1. 2026-06-10
   status $59,900 Pending 5 DOM
2. 2026-06-09
   days on market $59,900 Active 5 DOM
3. 2026-06-08
   days on market $59,900 Active 4 DOM
4. 2026-06-07
   days on marketlisting id $59,900 Active 3 DOM
5. 2026-06-02
   days on market $59,900 Active 170 DOM
6. 2026-06-01
   days on market $59,900 Active 169 DOM
7. 2026-05-31
   days on market $59,900 Active 168 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 2/10 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: $25,347
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$1,743
• Taxable income: $14,995
• Est. tax owed @ 24.0%: −$3,599
• After-tax cash flow: $11,458/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

+8.3%/yr

Latest (2025): $67 · -2.2% YoY. Source: county tax records.