6040 Revolution Ln · Citrus Heights, CA 95621

$105,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 27 Days on market

Built 1978

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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
• 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

Welcome Home! This beautifully updated SPACIOUS 2 Bed/ 1 Bath, located in the desirable all-age community of Creekside Estates features a Fenced and Gated Lot Space, Large Bedrooms, Large Kitchen and Living Room, Dining Bar, Inside Laundry, Storage Shed, Energy Efficient Dual Pane Windows, and more. SS Refrigerator, SS Gas Range, SAMSUNG Washer/Dryer included. Enjoy the Pool, Clubhouse, Playground, and more! This convenient location near shopping, entertainment, and freeway access makes this the perfect place. Welcome Home! Financing Available.

Key facts

• Clubhouse
• Pool
• Playground

Tags

• FENCED AND GATED LOT SPACE
• POOL
• CLUBHOUSE
• PLAYGROUND

Property features AI

Finance

• Other: Located in Citrus Heights, CA 95621; cross street: Rebel
• Financial info: Land lease: No (listed land lease amount present in source but excluded per instructions)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached covered parking; Boat storage; Guest parking available
• Utilities: Public water; Public sewer; Individual gas meter with natural gas connected; Cable available; Internet available; Electric: Other
• Home design: Manufactured home (double wide); Model: Homette; Built in 1978
• Construction: Manufactured construction; Skirted exterior
• Exterior features: Elastomeric roof; Fenced yard; Landscaped elements

Interior

• Kitchen: Free standing gas range; Range hood; Dishwasher; Garbage disposal; Insulated gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Simulated wood; Laminate
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room living area; Breakfast nook and breakfast bar/dining bar; Pantry closet; Storage room
• Laundry & utility: Washer and dryer included; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
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: 1.86% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.51%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $58,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5935 Auburn Blvd #160	0.15mi	2/1.5	684 (-5%)	4mo	$45,000	$66	79
5935 Auburn Blvd #189	0.20mi	2/2.0	690 (-4%)	2mo	$29,900	$43	78
6219 Tyee Ave #142	0.23mi	2/1.0	720 (0%)	21mo	$59,000	$82	72
6222 Gettysburg Ln	0.09mi	2/1.0	672 (-7%)	17mo	$70,000	$104	71
5722 Clearwater Dr #18	0.33mi	1/1.0 (-1)	675 (-6%)	1mo	$54,900	$81	68
5935 Auburn Blvd #154	0.20mi	2/1.0	800 (+11%)	8mo	$77,500	$97	66
6226 Manitoba Ave #70	0.33mi	1/1.0 (-1)	700 (-3%)	12mo	$40,000	$57	65
5935 Auburn Blvd #78	0.21mi	1/1.5 (-1)	672 (-7%)	9mo	$38,000	$57	64

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: 27.5%
• Equity multiple: 2.13×
• Total profit: $33,161
• Equity at exit: $15,656

10-year hold

• IRR: 34.4%
• Equity multiple: 3.98×
• Total profit: $87,725
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $821

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 53%

Sensitivity live

Price	-10% $894	-5% $857	+0% $821	+5% $785	+10% $748
Rent	-10% $666	-5% $744	+0% $821	+5% $898	+10% $976
Rate	-1.0pp $874	-0.5pp $848	base $821	+0.5pp $794	+1.0pp $766

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	3d	15	0.17mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	3d	15	0.33mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	25d	1	0.54mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	5d	10	0.84mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	3d	1	0.84mi
6650 Crosswoods Cir Citrus Heights, CA	1.0	1.0	465	$1,575	$3.39	3d	6	1.15mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	45d	1	1.23mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	21d	5	1.25mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	3d	2	1.32mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	3d	2	1.35mi
5755 Callie Ln Sacramento, CA	1.0–2.0	1.0–2.0	723	$2,000	$2.76	4d	13	1.36mi
5226 Hemlock St #35 Sacramento, CA	1.0	1.0	682	$1,650	$2.42	25d	1	1.45mi

Listing history 15 events

1. 2026-06-21
   days on market $105,000 Active 27 DOM
2. 2026-06-18
   days on market $105,000 Active 24 DOM
3. 2026-06-17
   days on market $105,000 Active 23 DOM
4. 2026-06-16
   days on market $105,000 Active 22 DOM
5. 2026-06-15
   days on market $105,000 Active 21 DOM
6. 2026-06-13
   days on market $105,000 Active 19 DOM
7. 2026-06-13
   days on market $105,000 Active 18 DOM
8. 2026-06-09
   days on market $105,000 Active 15 DOM
9. 2026-06-08
   days on market $105,000 Active 14 DOM
10. 2026-06-07
    days on market $105,000 Active 13 DOM
11. 2026-06-05
    days on market $105,000 Active 10 DOM
12. 2026-06-03
    days on market $105,000 Active 9 DOM
13. 2026-06-02
    days on market $105,000 Active 8 DOM
14. 2026-06-01
    days on market $105,000 Active 7 DOM
15. 2026-05-31
    days on market $105,000 Active 6 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 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: $23,493
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$3,055
• Taxable income: $8,698
• Est. tax owed @ 24.0%: −$2,088
• After-tax cash flow: $7,764/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