7512 Bufflehead Ln · Citrus Heights, CA 95621

$162,500

2 bd · 2.0 ba · 1,602 sqft · Manufactured public records · 46 Days on market

Built 1977 $101/sqft · 11% above area Est $147k · 11% 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 +9.5/10.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning, fully remodeled 2-bedroom, 2-bath double-wide home located in the highly sought-after Sierra Meadows community of Citrus Heights. This bright and inviting residence features a spacious open floor plan with neutral tones, laminate flooring, and recessed lighting throughout, creating a modern and comfortable living space. The gorgeous kitchen boasts white cabinetry, elegant quartz countertops, and stainless steel appliances, including a refrigeratorperfect for cooking and entertaining. Enjoy low-maintenance living with beautifully landscaped front and backyards, plus a convenient storage shed for your tools and hobbies. Sierra Meadows is a gated 55+ community offerin

Key facts

• Remodeled
• Open floor plan
• Laminate flooring

Tags

• REMODELED
• OPEN FLOOR PLAN
• LAMINATE FLOORING
• RECESSED LIGHTING
• WHITE CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Land lease: No (land lease amount noted separately)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking for 2 vehicles
• Utilities: Electric service: Other; Public sewer; Water from water district / public supply
• Home design: Manufactured in park; Double wide; Single-story (manufactured home)
• Construction: Metal roof; Aluminum skirting; Built in 1977; Manufactured home (Far West Home)
• Exterior features: Storage / shed(s); No notable lot features

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Hood over range; Dishwasher; Microwave; Kitchen island; Slab counters
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Storage area; Porch steps; Slab counters and kitchen island; Great room
• Laundry & utility: Washer and dryer included; Laundry inside home (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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); 210 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($158k) 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 $157,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.45% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.8

CMA / ARV

• ARV (median comp): $146,742
• List price: $162,500
• Delta: 10.74%
• 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
7535 Golden Eye Ln #126	0.07mi	3/2.0 (+1)	1,608 (+0%)	2mo	$199,800	$124	90
7533 Pintail Cir	0.05mi	3/2.0 (+1)	1,620 (+1%)	1mo	$232,500	$144	90
7508 Bufflehead Ln	0.01mi	3/2.0 (+1)	1,560 (-3%)	1mo	$165,000	$106	90
6032 Canvasback Ln	0.13mi	2/2.0	1,582 (-1%)	10mo	$119,000	$75	83
7547 Golden Eye Ln #123	0.09mi	3/2.0 (+1)	1,480 (-8%)	2mo	$147,182	$99	76
7625 Pintail Cir	0.15mi	3/2.0 (+1)	1,550 (-3%)	9mo	$114,500	$74	75
6000 Cackler #86	0.16mi	2/2.0	1,440 (-10%)	12mo	$85,000	$59	66
7524 Golden Eye Ln	0.08mi	3/2.0 (+1)	1,440 (-10%)	12mo	$179,900	$125	65
7633 Woodduck Ln #67	0.21mi	3/2.0 (+1)	1,440 (-10%)	7mo	$89,450	$62	62
7412 Newport Ln #144	0.25mi	3/2.0 (+1)	1,440 (-10%)	9mo	$117,000	$81	59
5836 Stonyford	0.29mi	3/2.0 (+1)	1,440 (-10%)	10mo	$155,900	$108	56
5844 Hobbs Ln #49	0.36mi	3/2.0 (+1)	1,400 (-13%)	11mo	$100,000	$71	48

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: 15.7%
• Equity multiple: 1.62×
• Total profit: $28,368
• Equity at exit: $24,229

10-year hold

• IRR: 23.6%
• Equity multiple: 2.93×
• Total profit: $87,939
• Equity at exit: $14,050

Cash invested: $45,500 (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: 210
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$852
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $900

Break-even live

Break-even rent $1,210

Max offer price $162,500

Occupancy floor 57%

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	43d	1	0.78mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	0.99mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	11d	1	1.03mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	1.08mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	1d	1	1.10mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	43d	1	1.12mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	1.23mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	12d	1	1.31mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	1d	1	1.31mi
4901 Adorn Ct Sacramento, CA	3.0	2.0	1361	$2,450	$1.80	1d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $162,500 Active 46 DOM
2. 2026-06-17
   days on market $162,500 Active 45 DOM
3. 2026-06-16
   days on market $162,500 Active 44 DOM
4. 2026-06-15
   days on market $162,500 Active 43 DOM
5. 2026-06-13
   days on market $162,500 Active 41 DOM
6. 2026-06-13
   days on market $162,500 Active 40 DOM
7. 2026-06-09
   days on market $162,500 Active 37 DOM
8. 2026-06-08
   days on market $162,500 Active 36 DOM
9. 2026-06-07
   days on market $162,500 Active 35 DOM
10. 2026-06-05
    days on market $162,500 Active 32 DOM
11. 2026-06-03
    days on market $162,500 Active 31 DOM
12. 2026-06-02
    days on market $162,500 Active 30 DOM
13. 2026-06-01
    days on market $162,500 Active 29 DOM
14. 2026-05-31
    days on market $162,500 Active 28 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: $428 · $36/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: +$807/yr (+$67/mo · 188.7%)

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

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: $28,189
• − Mortgage interest: −$9,103
• − Property taxes: −$428
• − Insurance: −$812
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$4,727
• Taxable income: $8,609
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $8,737/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

+4.8%/yr

Latest (2025): $428 · -3.6% YoY. Source: county tax records.