3712 Arroyo Seco Ln #85 · North Highlands, CA 95660

$65,900

4 bd · 1.0 ba · 1,140 sqft · Manufactured · 174 Days on market

Built 1966 Average condition $58/sqft · 46% below area Est $123k · 46% 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 +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced reduction! Great opportunity to own this Spacious 4-bedroom manufactured home conveniently located near schools, shopping, and everyday amenities. The home offers 4 parking spaces and was originally a single-wide mobile home with an owner expansion completed approximately 3 years ago, creating additional living space. The property includes a small garden area with a variety of plants and fruit trees, including mint and aloe vera (sbila), offering a pleasant outdoor space. Community amenities include a swimming pool, basketball court, and a community hall available for private events and gatherings for a small fee. A great opportunity for buyers seeking comfortable living with access

Key facts

• 4 parking spots
• Built 1966
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $66k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.2% vs local median 4.1% 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-, crime F, amenities 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.
• Zoned schools: Village Elementary (407 students, 91% FRL); Highlands High (744 students, 90% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 110 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,654/mo this rent would consume 47% of the median local household income ($68k/yr) (locally 1300% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($58k) 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 $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.03% ✓
• Cap rate: 36.17%
• Cash-on-cash: 106.72%
• DSCR: 5.75
• GRM: 2.1

CMA / ARV

• ARV (median comp): $123,088
• List price: $65,900
• Delta: -46.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7599 La Bella Cir #72	0.03mi	5/2.0 (+1)	1,200 (+5%)	23mo	$180,000	$150	62

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: —
• Equity multiple: 6.49×
• Total profit: $101,254
• Equity at exit: $9,826

10-year hold

• IRR: —
• Equity multiple: 14.81×
• Total profit: $254,897
• Equity at exit: $5,698

Cash invested: $18,452 (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: 2.1×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $1,641

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,687	-5% $1,664	+0% $1,641	+5% $1,618	+10% $1,595
Rent	-10% $1,431	-5% $1,536	+0% $1,641	+5% $1,746	+10% $1,851
Rate	-1.0pp $1,674	-0.5pp $1,658	base $1,641	+0.5pp $1,624	+1.0pp $1,607

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	$2,500	$2.95	0d	5	0.24mi
4196 Worthington Dr North Highlands, CA	3.0	2.0	1200	$2,350	$1.96	9d	1	0.65mi
3700 Navaho Dr Antelope, CA	2.0–4.0	1.0–2.5	1308	$3,150	$2.41	0d	9	0.68mi
6909 Stoneman Dr North Highlands, CA	3.0	1.0	1113	$1,995	$1.79	14d	1	0.71mi
4249 Worthington Dr North Highlands, CA	4.0	2.0	1364	$2,500	$1.83	45d	1	0.73mi
3131 Scotland Dr Unit A Antelope, CA	3.0	2.0	1200	$2,500	$2.08	6d	1	0.86mi
3844 Milton Way North Highlands, CA	3.0	1.5	972	$2,250	$2.31	3d	1	0.89mi
3320 Saxonville Way Antelope, CA	3.0	2.0	1235	$2,500	$2.02	9d	1	0.90mi
8082 Quiet Knolls Dr Antelope, CA	3.0	2.5	1411	$2,475	$1.75	0d	1	1.03mi
8086 Quiet Knolls Dr Antelope, CA	3.0	2.5	1436	$2,475	$1.72	0d	1	1.04mi
3237 Lowther Way Antelope, CA	3.0	2.5	1392	$2,595	$1.86	6d	1	1.04mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	45d	1	1.09mi
6625 Medora Dr North Highlands, CA	3.0	1.0	972	$2,100	$2.16	12d	1	1.09mi
8020 Walerga Rd Antelope, CA	2.0–3.0	2.0	1014	$2,800	$2.76	9d	2	1.15mi
3704 Pinehill Way Antelope, CA	3.0	2.0	1445	$2,725	$1.89	14d	1	1.15mi
3624 Van Owen St North Highlands, CA	4.0	2.0	1232	$2,200	$1.79	23d	1	1.17mi
8449 Bramble Bush Cir Antelope, CA	3.0	2.0	1381	$2,695	$1.95	45d	1	1.20mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	3d	1	1.22mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	13d	1	1.22mi
4400 Shandwick Dr Antelope, CA	1.0–3.0	1.0–2.0	876	$2,514	$2.87	0d	13	1.25mi
8020 Walerga Rd #1276 Antelope, CA	3.0	2.0	1193	$2,800	$2.35	16d	1	1.31mi
8337 Scrub Oak Way Antelope, CA	3.0	2.0	1381	$2,450	$1.77	25d	1	1.31mi
8303 Walerga Rd Antelope, CA	1.0–3.0	1.0–2.0	894	$3,351	$3.75	0d	10	1.36mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	3d	1	1.42mi
4150 Munich Ct Antelope, CA	3.0	2.0	1229	$2,595	$2.11	45d	1	1.43mi

Listing history 12 events

1. 2026-06-17
   status $65,900 Pending 174 DOM
2. 2026-06-16
   days on market $65,900 Active 174 DOM
3. 2026-06-15
   days on market $65,900 Active 173 DOM
4. 2026-06-13
   days on market $65,900 Active 171 DOM
5. 2026-06-13
   days on market $65,900 Active 170 DOM
6. 2026-06-09
   days on market $65,900 Active 169 DOM
7. 2026-06-08
   days on market $65,900 Active 168 DOM
8. 2026-06-07
   days on market $65,900 Active 167 DOM
9. 2026-06-03
   days on market $65,900 Active 163 DOM
10. 2026-06-02
    days on market $65,900 Active 162 DOM
11. 2026-06-01
    days on market $65,900 Active 161 DOM
12. 2026-05-31
    days on market $65,900 Active 160 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: $31,845
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$1,917
• Taxable income: $19,823
• Est. tax owed @ 24.0%: −$4,757
• After-tax cash flow: $14,935/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

This 4-bedroom manufactured home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting the exterior and interior, refinishing the flooring, and cleaning the countertops to enhance both resale and rental appeal.

Repairs flagged

• Minor Kitchen cabinets — Worn condition
• Minor Shower curtain rod — Loose and may fall
• Moderate Exterior siding — Weathered and may need repainting
• Moderate Hardwood flooring — Worn and may need refinishing
• Moderate Paint — Faded and may need repainting
• Minor Blinds — Dusty and may need cleaning

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Resale Refinish hardwood flooring — Refinished floors improve aesthetics
• Resale Repaint interior walls — Fresh paint improves interior appearance
• Rental Clean countertops — Cleaner countertops attract renters
• Both Tighten shower curtain rod — Fixing loose rod prevents accidents and improves aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Minor	$500–3,000
Shower curtain rod · Loose and may fall	Minor	$500–3,000
Exterior siding · Weathered and may need repainting	Moderate	$3,000–15,000
Hardwood flooring · Worn and may need refinishing	Moderate	$3,000–15,000
Paint · Faded and may need repainting	Moderate	$3,000–15,000
Blinds · Dusty and may need cleaning	Minor	$500–3,000
Total estimated repair cost · 6 items		$10,500–54,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Resale Refinish hardwood flooring — Refinished floors improve aesthetics ↑
• Resale Repaint interior walls — Fresh paint improves interior appearance ↑
• Rental Clean countertops — Cleaner countertops attract renters ↑
• Both Tighten shower curtain rod — Fixing loose rod prevents accidents and improves 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: 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