5040 Jackson St #152 · North Highlands, CA 95660

$89,999

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 572 Days on market

Built 2022 $125/sqft · 66% above area Est $65k · 40% over $105/mo HOA · 6% of rent ↓ 34% since listing

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Why this score? — see what drove the C+ 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
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

Key facts

• Built 2022
• Listed 571 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 5.7% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 572 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $49k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 572 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.74%
• DSCR: 2.28
• GRM: 4.5

CMA / ARV

• ARV (median comp): $64,503
• List price: $89,999
• Delta: 39.53%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4215 Ticonderoga Ln	0.28mi	2/1.0	750 (+4%)	10mo	$54,900	$73	72
7 4th St	0.56mi	2/1.0	720 (0%)	3mo	$30,000	$42	72
4211 Ticonderoga	0.27mi	2/1.0	720 (0%)	24mo	$50,000	$69	68
3650 Ohio Ln #82	0.57mi	2/1.0	784 (+9%)	2mo	$80,000	$102	57
4959 Almond Tree Ln	0.62mi	2/1.0	648 (-10%)	12mo	$65,000	$100	45

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: 26.4%
• Equity multiple: 2.14×
• Total profit: $28,626
• Equity at exit: $13,419

10-year hold

• IRR: 35.8%
• Equity multiple: 4.77×
• Total profit: $95,086
• Equity at exit: $7,781

Cash invested: $25,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$105
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $604

Break-even live

Break-even rent $920

Max offer price $89,999

Occupancy floor 59%

Sensitivity live

Price	-10% $666	-5% $635	+0% $604	+5% $572	+10% $541
Rent	-10% $470	-5% $537	+0% $604	+5% $670	+10% $737
Rate	-1.0pp $649	-0.5pp $626	base $604	+0.5pp $580	+1.0pp $556

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	3d	1	0.24mi
3800 Madison Ave North Highlands, CA	2.0	1.0	524	$1,500	$2.86	3d	7	0.33mi
5061 Shell St North Highlands, CA	2.0	1.0	750	$2,000	$2.67	3d	1	0.36mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	3d	30	0.39mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	8d	1	0.48mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	3d	3	0.53mi
3669 Myrtle Ave North Highlands, CA	1.0	1.0	620	$1,245	$2.01	3d	2	0.64mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	3d	3	0.71mi
3652 McClellan Dr North Highlands, CA	2.0	1.0	750	$1,650	$2.20	3d	1	0.73mi
3652 Gayle Way Apt 5 North Highlands, CA	1.0	1.0	500	$1,095	$2.19	45d	1	0.84mi
3652 Gayle Way Apt 13 North Highlands, CA	1.0	1.0	500	$1,095	$2.19	3d	1	0.84mi
3652 Gayle Way Apt 11 North Highlands, CA	1.0	1.0	500	$1,095	$2.19	8d	1	0.84mi
4909 Date Ave Sacramento, CA	1.0–2.0	1.0	737	$1,750	$2.37	45d	1	0.88mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	3d	4	0.88mi
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	20d	1	0.89mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	3d	3	1.04mi
4661 Orange Grove Ave Sacramento, CA	1.0–2.0	1.0	700	$1,495	$2.14	25d	2	1.07mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	45d	3	1.07mi
4841 Myrtle Ave Sacramento, CA	1.0	1.0	600	$1,350	$2.25	3d	1	1.09mi
4806 Myrtle Ave Sacramento, CA	1.0	1.0	650	$1,338	$2.06	45d	1	1.11mi
4930 College Oak Dr Sacramento, CA	1.0	1.0	670	$1,450	$2.16	3d	1	1.20mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,540	$1.68	3d	7	1.22mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	3d	6	1.26mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 46 events

1. 2026-06-21
   days on market $89,999 Active 572 DOM
2. 2026-06-18
   days on market $89,999 Active 569 DOM
3. 2026-06-17
   days on market $89,999 Active 568 DOM
4. 2026-06-16
   days on market $89,999 Active 567 DOM
5. 2026-06-15
   days on market $89,999 Active 566 DOM
6. 2026-06-13
   days on market $89,999 Active 564 DOM
7. 2026-06-13
   days on market $89,999 Active 563 DOM
8. 2026-06-09
   days on market $89,999 Active 560 DOM
9. 2026-06-08
   days on market $89,999 Active 559 DOM
10. 2026-06-07
    days on market $89,999 Active 558 DOM
11. 2026-06-03
    days on market $89,999 Active 554 DOM
12. 2026-06-02
    days on market $89,999 Active 553 DOM
13. 2026-06-01
    days on market $89,999 Active 552 DOM
14. 2026-05-31
    days on market $89,999 Active 551 DOM
15. 2026-04-21
    price $89,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

16. 2026-04-21
    price $89,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

17. 2026-04-15
    price $90,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

18. 2026-04-14
    price $90,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

19. 2026-02-10
    price $95,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

20. 2026-02-10
    price $95,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

21. 2026-01-13
    price $100,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

22. 2026-01-13
    price $100,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

23. 2025-11-19
    price $105,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

24. 2025-11-19
    price $105,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

25. 2025-09-19
    price $109,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

26. 2025-09-19
    price $109,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

27. 2025-08-21
    price $110,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

28. 2025-08-20
    price $110,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

29. 2025-08-07
    price $117,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

30. 2025-08-06
    price $117,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

31. 2025-06-12
    price $118,500 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

32. 2025-06-12
    price $118,500 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

33. 2025-04-23
    price $120,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

34. 2025-04-23
    price $120,000 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

35. 2024-12-27
    price $136,999 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

36. 2024-11-26
    listed $138,970 Active 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

37. 2024-11-26
    listed $136,999 Active 618-char remark

    Show marketing remark (618 chars)

    NEW PRICE!! For Sale: Brand New Clayton Home Location: Lamplighter Mobile Home Park, North Highlands, CA 95660 Space #: 152 Discover Your Dream Home! Welcome to the friendly Lamplighter community! This spacious, 2-bedroom, 2-bath Clayton home is move-in ready and great for those seeking a peaceful, vibrant lifestyle among welcoming neighbors. Home Highlights: Size: 868 sq ft Bedrooms: 2 Bathrooms: 2 Kitchen: Includes appliances Layout: Split floor plan for added privacy Comfort: Air conditioning for year-round comfort Parking: Carport for convenient parking Additional Details: DL#: 1127080 Serial #: BUC013263AZ

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46. 2024-05-28
    listed Active

ⓘ 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 · 14 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: $20,210
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$1,260
• − Depreciation: −$2,618
• Taxable income: $6,257
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $5,741/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

Price history

-34.3% since first listed

32 events — show timeline

• 2026-04-21 Price Changed $89,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-21 Price Changed $89,999 MLSListings
• 2026-04-15 Price Changed $90,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-14 Price Changed $90,999 MLSListings
• 2026-02-10 Price Changed $95,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-10 Price Changed $95,999 MLSListings
• 2026-01-13 Price Changed $100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-13 Price Changed $100,000 MLSListings
• 2025-11-19 Price Changed $105,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-19 Price Changed $105,000 MLSListings
• 2025-09-19 Price Changed $109,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-09-19 Price Changed $109,999 MLSListings
• 2025-08-21 Price Changed $110,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-20 Price Changed $110,000 MLSListings
• 2025-08-07 Price Changed $117,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-06 Price Changed $117,000 MLSListings
• 2025-06-12 Price Changed $118,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-12 Price Changed $118,500 MLSListings
• 2025-04-23 Price Changed $120,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-23 Price Changed $120,000 MLSListings
• 2024-12-27 Price Changed $136,999 MLSListings
• 2024-11-26 Listed $138,970 MLSListings
• 2024-11-26 Listed $136,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-11-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-11-05 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-05 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-09 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-23 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-02 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-28 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-4.1%/yr

Latest (2025): $71 · -1.1% YoY. Source: county tax records.