60 Saxton Cir · Citrus Heights, CA 95621

$119,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 2 Days on market

Built 2005 Est $102k · 17% over

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Why this score? — see what drove the C+ 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
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Stonegate, a desirable 55+ senior community offering comfort, convenience, and an active lifestyle! This well-maintained 2005 manufactured home features 2 bedrooms, 2 bathrooms, and 1,120 sq. ft. of inviting living space with LVP flooring, soaring ceilings, and abundant natural light throughout. The open-concept living and dining areas create a warm and welcoming atmosphere for everyday living and entertaining, and flow seamlessly into the spacious kitchen, complete with a convenient sit-at bar, ample cabinetry, and a newer refrigerator included in the sale. Both bedrooms are generously sized and feature ceiling fans, while the spacious primary suite offers a large walk-in c

Key facts

• Clubhouse
• Spacious kitchen
• Swimming pool

Tags

• OPEN-CONCEPT LIVING
• SPACIOUS KITCHEN
• INDOOR LAUNDRY ROOM
• SHADED COVERED PORCH
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• Other: Postal code 95621; Directions available to property at 60 Saxton Cir, Citrus Heights, CA
• Financial info: Land lease: No (listed land lease amount $1,000)
• HOA & community: No association

Exterior

• Parking: Attached covered parking (no garage)
• Utilities: Public water; Public sewer; Cable connected; Gas plumbed; Individual electric meter; Individual gas meter; 220 volts in laundry
• Home design: Manufactured home in park; Double wide; Built in 2005; Located on a corner (Saxton & Hanover); Senior community
• Construction: Skirting: Wood; Manufactured by The Andrew Karsten Co Inc
• Exterior features: Corner lot; Composition roof

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral/vaulted living room with attached deck; Covered deck with rail and porch steps; Dining bar and dining/living combo; Synthetic kitchen countertops; Pets allowed
• Laundry & utility: Washer and dryer included; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 14.2% 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; 24 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 $823 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $101,920
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Sage St	0.07mi	2/2.0	1,060 (-5%)	3mo	$90,000	$85	85
190 Saxton Cir #190	0.08mi	2/2.0	1,154 (+3%)	11mo	$137,500	$119	82
42 Saxton Cir	0.11mi	2/2.0	1,040 (-7%)	10mo	$126,000	$121	75
77 Cambria Cir	0.21mi	2/2.0	1,188 (+6%)	8mo	$70,000	$59	73
149 Chabot	0.11mi	2/2.0	1,200 (+7%)	19mo	$62,000	$52	67
29 Hanover St	0.04mi	2/2.0	954 (-15%)	10mo	$87,000	$91	65
22 Hanover St	0.11mi	2/2.0	1,200 (+7%)	23mo	$100,000	$83	64
150 Sage St	0.12mi	2/2.0	960 (-14%)	15mo	$89,999	$94	59
114 Cambria	0.15mi	2/1.0	960 (-14%)	11mo	$85,000	$89	56
23 Hanover St	0.10mi	2/2.0	960 (-14%)	24mo	$112,000	$117	52

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: 21.3%
• Equity multiple: 1.86×
• Total profit: $28,630
• Equity at exit: $17,743

10-year hold

• IRR: 28.7%
• Equity multiple: 3.42×
• Total profit: $80,769
• Equity at exit: $10,289

Cash invested: $33,320 (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: $1,952 high
• Mortgage (P&I): −$624
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $786

Break-even live

Break-even rent $957

Max offer price $119,000

Occupancy floor 55%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7434 Auburn Oaks Ct Citrus Heights, CA	2.0	1.0	890	$1,975	$2.22	3d	1	0.33mi
7434 Auburn Oaks Ct Citrus Heights, CA	1.0–2.0	1.0	790	$1,875	$2.37	23d	4	0.33mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,695	$1.82	43d	1	0.36mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,700	$1.83	21d	1	0.36mi
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	3d	1	0.48mi
1000 Cirby Oaks Way Roseville, CA	1.0	1.0	700	$1,955	$2.79	1d	2	0.72mi
7603 Linden Ave Citrus Heights, CA	2.0	1.5	990	$1,900	$1.92	17d	1	0.74mi
7437 Antelope Rd Citrus Heights, CA	2.0	2.5	1287	$2,550	$1.98	3d	1	0.81mi
333 Cirby Way Roseville, CA	1.0–2.0	1.0	796	$2,115	$2.66	1d	4	0.87mi
425 Cirby Way Roseville, CA	1.0–2.0	1.0–2.0	812	$2,274	$2.80	1d	1	0.91mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	21d	1	1.00mi
3 Somer Ridge Dr Roseville, CA	1.0–2.0	1.0–2.0	909	$2,270	$2.50	1d	6	1.04mi
7658 Poppy Way Citrus Heights, CA	2.0	1.0	900	$1,785	$1.98	14d	1	1.05mi
7658 Poppy Way Unit 7658 Citrus Heights, CA	2.0	1.0	900	$1,695	$1.88	2d	1	1.05mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	14d	1	1.10mi
209 Live Oak Cir Roseville, CA	1.0	1.0	1310	$1,495	$1.14	1d	1	1.15mi
7727 Mariposa Ave Unit 5 Citrus Heights, CA	2.0	1.0	725	$1,795	$2.48	43d	1	1.21mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	23d	1	1.27mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	1d	10	1.27mi
308 6th St Unit B Roseville, CA	2.0	1.0	800	$2,200	$2.75	21d	1	1.33mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	2d	9	1.36mi
348 B St Roseville, CA	2.0	1.0	1150	$1,995	$1.73	1d	1	1.45mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	7d	1	1.47mi
210 D St Roseville, CA	3.0	2.5	1433	$2,795	$1.95	1d	1	1.50mi

Listing history 3 events

1. 2026-06-18
   days on market $119,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $119,000 Active 1 DOM

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 14 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: $23,429
• − Mortgage interest: −$6,666
• − Property taxes: −$993
• − Insurance: −$595
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$3,462
• Taxable income: $7,965
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $7,521/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

+0.7%/yr

Latest (2025): $993 · -5.3% YoY. Source: county tax records.