7601 Pintail Cir · Citrus Heights, CA 95621

$138,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 107 Days on market

Built 1976 $96/sqft · 7% below area Est $149k · 7% 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 +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 Sierra Meadows Mobile Estates, a desirable senior community offering comfort, space, and exceptional amenities. This beautifully maintained double wide 3-bedroom, 2-bath manufactured home showcases true pride of ownership and features a spacious, well-designed floor plan. Enjoy the expansive great room feel with a large family room, living room, dining area, and kitchen all seamlessly connectedperfect for entertaining family and friends. The charming kitchen offers ample cabinetry and generous counter space for everyday convenience. Two spacious bedrooms and a full bath are located on one end of the home, while the private primary suite is situated on the opposite end, for added

Key facts

• Ample cabinetry
• Spacious floor plan
• Charming kitchen

Tags

• DOUBLE WIDE MANUFACTURED HOME
• SPACIOUS FLOOR PLAN
• GREAT ROOM
• CHARMING KITCHEN
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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); 219 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/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 $958 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($126k) 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 $126,035 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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: 1.70% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $148,921
• List price: $138,500
• Delta: -7.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7547 Golden Eye Ln #123	0.07mi	3/2.0	1,480 (+3%)	2mo	$147,182	$99	90
7633 Woodduck Ln #67	0.13mi	3/2.0	1,440 (0%)	7mo	$89,450	$62	88
7437 Sylmar Ln #178	0.19mi	4/2.0 (+1)	1,440 (0%)	5mo	$160,000	$111	82
7508 Bufflehead Ln	0.10mi	3/2.0	1,560 (+8%)	1mo	$165,000	$106	81
6008 Cackler Ln #88	0.08mi	2/2.0 (-1)	1,344 (-7%)	3mo	$94,500	$70	78
7348 Azimuth Ln #25	0.32mi	4/2.0 (+1)	1,440 (0%)	4mo	$160,000	$111	77
7533 Pintail Cir	0.04mi	3/2.0	1,620 (+12%)	1mo	$232,500	$144	76
7535 Golden Eye Ln #126	0.08mi	3/2.0	1,608 (+12%)	2mo	$199,800	$124	76
5873 Hobbs Ln #57	0.35mi	4/2.0 (+1)	1,440 (0%)	7mo	$165,000	$115	73
7428 White River Ln #175	0.22mi	4/2.0 (+1)	1,536 (+7%)	6mo	$161,000	$105	68
5913 Cackler Ln #62	0.11mi	2/2.0 (-1)	1,244 (-14%)	1mo	$126,000	$101	67
7516 Scaup Ln	0.09mi	2/2.0 (-1)	1,248 (-13%)	7mo	$123,000	$99	63

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: 20.8%
• Equity multiple: 1.84×
• Total profit: $32,470
• Equity at exit: $20,651

10-year hold

• IRR: 28.2%
• Equity multiple: 3.37×
• Total profit: $92,059
• Equity at exit: $11,975

Cash invested: $38,780 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$726
• Tax est. 1.5%: −$173 /mo · $2,078/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $902

Break-even live

Break-even rent $1,212

Max offer price $138,500

Occupancy floor 57%

Sensitivity live

Price	-10% $998	-5% $950	+0% $902	+5% $854	+10% $806
Rent	-10% $716	-5% $809	+0% $902	+5% $995	+10% $1,088
Rate	-1.0pp $972	-0.5pp $937	base $902	+0.5pp $866	+1.0pp $830

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	0.39mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	0.43mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	0.56mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	22d	1	0.66mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	44d	1	0.82mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	15d	1	0.84mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	0.84mi
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	2d	1	0.89mi
8077 Cornerstone Way Citrus Heights, CA	4.0	2.0	1380	$2,795	$2.03	44d	1	0.90mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	12d	1	1.02mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	1.03mi
7629 Downing Place Way Antelope, CA	3.0	2.0	1200	$2,600	$2.17	2d	1	1.09mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	5d	1	1.11mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	44d	1	1.16mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	21d	1	1.23mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	3d	1	1.26mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	13d	1	1.33mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	2d	1	1.33mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.39mi
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	5d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $138,500 Active 107 DOM
2. 2026-06-18
   days on market $138,500 Active 104 DOM
3. 2026-06-17
   days on market $138,500 Active 103 DOM
4. 2026-06-16
   days on market $138,500 Active 102 DOM
5. 2026-06-15
   days on market $138,500 Active 101 DOM
6. 2026-06-13
   days on market $138,500 Active 99 DOM
7. 2026-06-13
   days on market $138,500 Active 98 DOM
8. 2026-06-09
   days on market $138,500 Active 95 DOM
9. 2026-06-08
   days on market $138,500 Active 94 DOM
10. 2026-06-07
    days on market $138,500 Active 93 DOM
11. 2026-06-05
    days on market $138,500 Active 90 DOM
12. 2026-06-03
    days on market $138,500 Active 89 DOM
13. 2026-06-02
    days on market $138,500 Active 88 DOM
14. 2026-06-01
    days on market $138,500 Active 87 DOM
15. 2026-05-31
    days on market $138,500 Active 86 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 ≥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: $28,241
• − Mortgage interest: −$7,758
• − Property taxes: −$2,078
• − Insurance: −$692
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$4,029
• Taxable income: $9,166
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $8,625/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

Property tax history

+1.0%/yr

Latest (2025): $206 · -3.3% YoY. Source: county tax records.