7549 Loma Rio Ln · North Highlands, CA 95660

$109,990

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 135 Days on market

Built 1970 3,600 sqft lot $88/sqft · 59% below area

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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
• 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

Discover this charming mobile home in a vibrant all-age community! You'll love the standout features like a spacious concrete carport, long enough for 3 cars, attractive remote-controlled wooden gate, shed, garden, and a large, covered deck perfect for relaxing. Roof, exterior siding and most of the windows were REPLACED 4 1/2 years ago. Central central heat & AC. Furnace & HVAC were also replaced. Water heater is less than 2 years old. Inside: enjoy 3 bedrooms, 2 baths, 3 large closets, 2 of them are walk-in closets, an updated kitchen, spacious pantry room, indoor laundry and laminate flooring throughout the home. The community has a playground, pool, BBQ areas, and clubhouse

Key facts

• Large covered deck
• Updated kitchen
• Spacious pantry room

Tags

• STAMPED CONCRETE CARPORT
• REMOTE-CONTROLLED WOODEN GATE
• LARGE COVERED DECK
• UPDATED KITCHEN
• SPACIOUS PANTRY ROOM
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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-, 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; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 43% 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 $760 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($97k) 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 $96,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1970 — 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: 2.23% ✓
• Cap rate: 19.17%
• Cash-on-cash: 45.99%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (median comp): $270,000
• List price: $109,990
• Delta: -59.26%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3736 Arroyo Seco Ln #79	0.10mi	3/2.0	1,368 (+10%)	23mo	$83,640	$61	60
7526 Costa Mesa Cir #122	0.14mi	2/2.0 (-1)	1,092 (-12%)	13mo	$95,000	$87	57
7760 Heathston Ct	0.70mi	3/2.0	1,272 (+2%)	23mo	$440,000	$346	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: 46.2%
• Equity multiple: 3.09×
• Total profit: $64,220
• Equity at exit: $16,400

10-year hold

• IRR: 53.2%
• Equity multiple: 6.93×
• Total profit: $182,481
• Equity at exit: $9,510

Cash invested: $30,797 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,180

Break-even live

Break-even rent $962

Max offer price $109,990

Occupancy floor 47%

Sensitivity live

Price	-10% $1,256	-5% $1,218	+0% $1,180	+5% $1,142	+10% $1,104
Rent	-10% $986	-5% $1,083	+0% $1,180	+5% $1,277	+10% $1,374
Rate	-1.0pp $1,236	-0.5pp $1,208	base $1,180	+0.5pp $1,152	+1.0pp $1,123

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: $27,498
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	2d	5	0.15mi
7740 Watt Ave Antelope, CA	1.0–2.0	1.0	646	$1,872	$2.90	3d	10	0.42mi
3952 Running Bear Way Antelope, CA	2.0	2.0	1000	$2,250	$2.25	44d	1	0.47mi
4196 Worthington Dr North Highlands, CA	3.0	2.0	1200	$2,350	$1.96	8d	1	0.60mi
3700 Navaho Dr Antelope, CA	3.0–4.0	1.5–2.5	1368	$2,200	$1.61	2d	10	0.68mi
4249 Worthington Dr North Highlands, CA	4.0	2.0	1364	$2,500	$1.83	44d	1	0.69mi
6909 Stoneman Dr North Highlands, CA	3.0	1.0	1113	$1,995	$1.79	13d	1	0.77mi
3320 Saxonville Way Antelope, CA	3.0	2.0	1235	$2,500	$2.02	8d	1	0.87mi
4400 Antelope Rd Antelope, CA	2.0	2.0	907	$2,150	$2.37	2d	1	0.89mi
4400 Antelope Rd Antelope, CA	2.0	2.0	875	$2,150	$2.46	44d	1	0.89mi
3131 Scotland Dr Unit A Antelope, CA	3.0	2.0	1200	$2,500	$2.08	5d	1	0.89mi
3844 Milton Way North Highlands, CA	3.0	1.5	972	$2,250	$2.31	2d	1	0.95mi
3600 Elverta Rd Antelope, CA	1.0–2.0	1.0–2.0	850	$1,945	$2.29	2d	7	0.95mi
3237 Lowther Way Antelope, CA	3.0	2.5	1392	$2,595	$1.86	5d	1	1.01mi
8020 Walerga Rd Antelope, CA	2.0–3.0	2.0	1014	$2,800	$2.76	8d	2	1.06mi
8020 Walerga Rd Antelope, CA	2.0	2.0	863	$2,438	$2.82	2d	2	1.06mi
3704 Pinehill Way Antelope, CA	3.0	2.0	1445	$2,725	$1.89	13d	1	1.09mi
8449 Bramble Bush Cir Antelope, CA	3.0	2.0	1381	$2,695	$1.95	44d	1	1.12mi
6830 Walerga Rd Sacramento, CA	2.0	1.0–2.0	836	$1,752	$2.09	2d	6	1.13mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	44d	1	1.14mi
6625 Medora Dr North Highlands, CA	3.0	1.0	972	$2,100	$2.16	11d	1	1.14mi
7200 Pepperwood Knoll Ln Sacramento, CA	1.0–2.0	1.0–2.0	854	$1,855	$2.17	2d	3	1.14mi
4400 Shandwick Dr Antelope, CA	1.0–3.0	1.0–2.0	876	$2,514	$2.87	2d	12	1.17mi
8020 Walerga Rd #1276 Antelope, CA	3.0	2.0	1193	$2,800	$2.35	15d	1	1.22mi
8337 Scrub Oak Way Antelope, CA	3.0	2.0	1381	$2,450	$1.77	24d	1	1.23mi
3624 Van Owen St North Highlands, CA	4.0	2.0	1232	$2,200	$1.79	22d	1	1.24mi
8303 Walerga Rd Antelope, CA	1.0–3.0	1.0–2.0	894	$3,351	$3.75	2d	8	1.27mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	12d	1	1.30mi
6436 Thomas Dr North Highlands, CA	4.0	2.0	1272	$2,395	$1.88	2d	1	1.30mi
4150 Munich Ct Antelope, CA	3.0	2.0	1229	$2,595	$2.11	44d	1	1.34mi
7330 Stratford Pl #706 Sacramento, CA	3.0	2.0	1322	$2,600	$1.97	2d	1	1.38mi
8434 Walerga Rd Sacramento, CA	2.0	2.0	994	$2,100	$2.11	2d	1	1.44mi
8434 Walerga Rd Antelope, CA	2.0–3.0	2.0	1147	$2,700	$2.35	15d	3	1.45mi
8434 Walerga Rd #1014 Antelope, CA	3.0	2.0	1300	$2,700	$2.08	3d	1	1.49mi

Listing history 2 events

1. 2026-05-31
   status $109,990 Pending 135 DOM
2. 2026-05-31
   days on market $109,990 Active 135 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: $29,476
• − Mortgage interest: −$6,161
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$3,200
• Taxable income: $13,199
• Est. tax owed @ 24.0%: −$3,168
• After-tax cash flow: $10,997/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