104 Cambria · Citrus Heights, CA 95621

$119,900

2 bd · 2.0 ba · 1,290 sqft · Manufactured · 50 Days on market

Built 2005

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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 to this beautifully updated home in the desirable Stonegate Senior Mobile Home Park. This very open and spacious floor plan offers 1290 s. f. - 2 bedrooms, 2 bathrooms, and a wonderful denideal for a home office, hobby room, or additional living space. The bright living area features vaulted ceilings and an abundance of natural light, creating an inviting and airy atmosphere. The large kitchen includes a generous eating area and opens to a formal dining space, perfect for entertaining or everyday living. The oversized primary suite offers a walk-in closet and a spa-like bath with a soaking tub, separate shower, and dual vanities. An indoor laundry room includes washer and dryer, a u

Key facts

• Generous eating area
• Formal dining space
• Large kitchen

Tags

• UPDATED HOME
• OPEN AND SPACIOUS FLOOR PLAN
• LARGE KITCHEN
• GENEROUS EATING AREA
• FORMAL DINING SPACE
• OVERSIZED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($116k) 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.62% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.40%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $76,110
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Cambria	0.00mi	2/2.0	1,290 (0%)	0mo	$119,900	$93	100
206 Pau Hana Cir	0.25mi	2/2.0	1,344 (+4%)	7mo	$130,000	$97	75
77 Cambria Cir	0.12mi	2/2.0	1,188 (-8%)	8mo	$70,000	$59	74
256 Corto Ln	0.23mi	2/2.0	1,368 (+6%)	8mo	$75,000	$55	73
258 Corto Ln	0.24mi	2/2.0	1,344 (+4%)	14mo	$85,000	$63	70
149 Chabot	0.08mi	2/2.0	1,200 (-7%)	19mo	$62,000	$52	69
209 Pau Hana Cir	0.25mi	2/2.0	1,344 (+4%)	17mo	$79,500	$59	68
22 Hanover St	0.10mi	2/2.0	1,200 (-7%)	23mo	$100,000	$83	65
190 Saxton Cir #190	0.18mi	2/2.0	1,154 (-10%)	11mo	$137,500	$119	65
241 Pau Hana Cir	0.20mi	3/2.0 (+1)	1,341 (+4%)	21mo	$76,000	$57	62
252 Corto Ln	0.22mi	3/2.0 (+1)	1,440 (+12%)	22mo	$62,500	$43	47

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: 17.7%
• Equity multiple: 1.71×
• Total profit: $23,724
• Equity at exit: $17,877

10-year hold

• IRR: 25.4%
• Equity multiple: 3.10×
• Total profit: $70,492
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $711

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 59%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7434 Auburn Oaks Ct Citrus Heights, CA	1.0–2.0	1.0	790	$1,875	$2.37	24d	4	0.29mi
7434 Auburn Oaks Ct Citrus Heights, CA	2.0	1.0	890	$1,975	$2.22	3d	1	0.29mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,700	$1.83	22d	1	0.30mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,695	$1.82	44d	1	0.30mi
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	4d	1	0.51mi
7603 Linden Ave Citrus Heights, CA	2.0	1.5	990	$1,900	$1.92	18d	1	0.68mi
333 Cirby Way Roseville, CA	1.0–2.0	1.0	796	$2,115	$2.66	2d	4	0.79mi
425 Cirby Way Roseville, CA	1.0–2.0	1.0–2.0	812	$2,274	$2.80	2d	1	0.82mi
7437 Antelope Rd Citrus Heights, CA	2.0	2.5	1287	$2,550	$1.98	4d	1	0.86mi
3 Somer Ridge Dr Roseville, CA	1.0–2.0	1.0–2.0	909	$2,270	$2.50	2d	6	0.96mi
7658 Poppy Way Citrus Heights, CA	2.0	1.0	900	$1,785	$1.98	15d	1	1.05mi
7658 Poppy Way Unit 7658 Citrus Heights, CA	2.0	1.0	900	$1,695	$1.88	3d	1	1.05mi
209 Live Oak Cir Roseville, CA	1.0	1.0	1310	$1,495	$1.14	2d	1	1.06mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	22d	1	1.08mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	1.18mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	1.35mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	1.36mi
348 B St Roseville, CA	2.0	1.0	1150	$1,995	$1.73	2d	1	1.37mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	2d	9	1.40mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	8d	1	1.42mi
210 D St Roseville, CA	3.0	2.5	1433	$2,795	$1.95	2d	1	1.42mi
7849 Sunrise Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	842	$1,800	$2.14	8d	1	1.50mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,380
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$3,488
• Taxable income: $7,037
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $6,838/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