5040 Jackson St #135 · North Highlands, CA 95660

$54,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 254 Days on market

Built 1972 $68/sqft · 10% below area Est $60k · 10% under

---

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 +11.8/15.0
• 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

This is not an April Fools Joke! Get 1 month of space rent paid with and accepted offer in March!! Welcome to Lamplighter a 55+ community park! Enjoy the clubhouse, pool, playground for the grandchildren, off-street parking and professional on site management. This affordable two bedroom has a nice bump out making it feel even bigger. Home has had some recent updates but could use a little more TLC to make it shine. Priced accordingly. Huge lot potential. Credit score of 650 and have a gross monthly income of $2,925. This is a fantastic price for this home! Space rent is $1,150

Key facts

• Clubhouse
• Pool
• Off-street parking

Tags

• CLUBHOUSE
• POOL
• PLAYGROUND
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.6% 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-, 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); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 32% 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 $373 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $54k implies a 147% gain — meaningful room to come down on a strong offer.

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 $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1972 — 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: 3.41% ✓
• Cap rate: 30.57%
• Cash-on-cash: 86.69%
• DSCR: 4.86
• GRM: 2.4

CMA / ARV

• ARV (median comp): $59,771
• List price: $54,000
• Delta: -9.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3650 Ohio Ln #82	0.45mi	2/1.0	784 (-2%)	2mo	$80,000	$102	74
5040 Jackson St #18	0.02mi	2/2.0	880 (+10%)	6mo	$110,000	$125	74
4215 Ticonderoga Ln	0.38mi	2/1.0	750 (-6%)	10mo	$54,900	$73	64
7 4th St	0.44mi	2/1.0	720 (-10%)	3mo	$30,000	$42	61
4127 Chesapeake Ln #122	0.38mi	2/1.0	900 (+12%)	15mo	$47,000	$52	49
5050 Roseville Rd Unit F4	0.48mi	2/2.0	840 (+5%)	22mo	$30,000	$36	47
4211 Ticonderoga	0.37mi	2/1.0	720 (-10%)	24mo	$50,000	$69	46

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: 90.2%
• Equity multiple: 5.36×
• Total profit: $65,958
• Equity at exit: $8,052

10-year hold

• IRR: 93.8%
• Equity multiple: 12.20×
• Total profit: $169,292
• Equity at exit: $4,669

Cash invested: $15,120 (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: 108
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$283
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,092

Break-even live

Break-even rent $458

Max offer price $54,000

Occupancy floor 36%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5123 Shell St North Highlands, CA	2.0	1.0	912	$1,950	$2.14	2d	1	0.13mi
3800 Madison Ave North Highlands, CA	2.0	1.0	524	$1,500	$2.86	2d	7	0.22mi
5061 Shell St North Highlands, CA	2.0	1.0	750	$2,000	$2.67	2d	1	0.26mi
3731 Scallop Ct North Highlands, CA	2.0	1.0	924	$2,150	$2.33	44d	1	0.26mi
4008 Tricia Way North Highlands, CA	2.0	1.0	900	$1,700	$1.89	12d	1	0.33mi
4020 Tricia Way Unit 4688001002 North Highlands, CA	2.0	1.0	1000	$1,495	$1.50	44d	1	0.34mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	2d	1	0.35mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	2d	30	0.36mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	2d	3	0.46mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	7d	1	0.50mi
3669 Myrtle Ave North Highlands, CA	1.0	1.0	620	$1,245	$2.01	2d	2	0.56mi
3609 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,795	$1.99	2d	2	0.59mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	0.60mi
3652 McClellan Dr North Highlands, CA	2.0	1.0	750	$1,650	$2.20	2d	1	0.65mi
3517 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,750	$1.94	3d	1	0.67mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	2d	1	0.68mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	2d	3	0.75mi
4605 Cyclamen Way Sacramento, CA	2.0	1.0	870	$1,695	$1.95	2d	1	0.85mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	3d	1	0.85mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	2d	1	0.87mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	2d	1	0.91mi
4552 Ashcroft Ave Unit 36D Sacramento, CA	2.0	1.0	800	$1,250	$1.56	2d	1	0.91mi
4561 Ashcroft Ave Unit 52 Sacramento, CA	2.0	1.0	900	$1,395	$1.55	2d	1	0.91mi
4561 Ashcroft Ave Apt 49 Sacramento, CA	2.0	1.0	888	$1,499	$1.69	2d	1	0.91mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	2d	4	0.93mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	22d	1	0.94mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	44d	1	0.94mi
4909 Date Ave Sacramento, CA	1.0–2.0	1.0	737	$1,750	$2.37	44d	1	0.98mi
5011 Bremner Way #2 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	2d	1	0.99mi
5011 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	24d	1	0.99mi
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	19d	1	1.00mi
5008 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,650	$1.94	2d	1	1.03mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	2d	1	1.04mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	3d	1	1.05mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	2d	1	1.10mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	2d	1	1.10mi
5728 Luce Ave McClellan Park, CA	2.0–3.0	1.0	1058	$2,120	$2.00	2d	3	1.14mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	2d	3	1.14mi
4661 Orange Grove Ave Sacramento, CA	1.0–2.0	1.0	700	$1,495	$2.14	24d	2	1.15mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	1.16mi

Listing history 14 events

1. 2026-06-18
   days on market $54,000 Active 254 DOM
2. 2026-06-17
   days on market $54,000 Active 253 DOM
3. 2026-06-16
   days on market $54,000 Active 252 DOM
4. 2026-06-15
   days on market $54,000 Active 251 DOM
5. 2026-06-13
   days on market $54,000 Active 249 DOM
6. 2026-06-13
   days on market $54,000 Active 248 DOM
7. 2026-06-09
   days on market $54,000 Active 245 DOM
8. 2026-06-08
   days on market $54,000 Active 244 DOM
9. 2026-06-07
   days on market $54,000 Active 243 DOM
10. 2026-06-03
    days on market $54,000 Active 239 DOM
11. 2026-06-02
    days on market $54,000 Active 238 DOM
12. 2026-06-01
    days on market $54,000 Active 237 DOM
13. 2026-05-31
    days on market $54,000 Active 236 DOM
14. 2008-07-23
    soldstatus $21,900

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $22,092
• − Mortgage interest: −$3,025
• − Property taxes: −$677
• − Insurance: −$270
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$1,571
• Taxable income: $13,015
• Est. tax owed @ 24.0%: −$3,124
• After-tax cash flow: $9,984/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

1 event — show timeline

• 2008-07-23 Sold (Public Records) $21,900 Public Records

Property tax history

+16.2%/yr

Latest (2025): $677 · +424.4% YoY. Source: county tax records.