5042 Williamsburg Ln · North Highlands, CA 95660

$69,900

3 bd · 2.0 ba · 1,364 sqft · Manufactured · 105 Days on market

Built 1969 $51/sqft · 15% below area Est $82k · 15% under ↓ 22% since listing

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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 +14.1/15.0
• 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 MLS

This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

Key facts

• Close to schools
• Natural light
• Close to dining

Tags

• GENEROUS LIVING SPACE
• NATURAL LIGHT
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS
• CLOSE TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

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 $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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 3d 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 36% 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 $483 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $29k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1969 — 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: 2.94% ✓
• Cap rate: 25.85%
• Cash-on-cash: 69.85%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (median comp): $82,019
• List price: $69,900
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5064 - 5477 S Valley Forge Ln #25	0.10mi	3/2.0	1,400 (+3%)	7mo	$88,900	$64	85
4139 Minute Man Ln	0.05mi	3/2.0	1,283 (-6%)	11mo	$92,000	$72	78
4133 Potomac Ln	0.12mi	3/2.0	1,298 (-5%)	10mo	$100,000	$77	78
4130 Annapolis Ln #159	0.10mi	3/2.0	1,225 (-10%)	9mo	$107,500	$88	71
4125 Potomac Ln #129	0.14mi	3/2.0	1,200 (-12%)	8mo	$58,000	$48	66
5040 Jackson St #110	0.35mi	3/2.0	1,440 (+6%)	12mo	$81,500	$57	65
5040 Jackson St #60	0.40mi	2/2.0 (-1)	1,440 (+6%)	4mo	$75,000	$52	63
5040 Jackson St #54	0.32mi	3/2.0	1,512 (+11%)	10mo	$75,000	$50	58
5040 Jackson St #23	0.31mi	3/2.0	1,213 (-11%)	12mo	$119,500	$99	56
5040 Jackson St #149	0.30mi	2/2.0 (-1)	1,248 (-8%)	12mo	$88,000	$71	56
5040 Jackson St #44	0.25mi	2/2.0 (-1)	1,536 (+13%)	9mo	$74,000	$48	54
3655 N Ohio Ln #87	0.68mi	2/2.0 (-1)	1,522 (+12%)	13mo	$120,000	$79	33

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: 72.4%
• Equity multiple: 4.42×
• Total profit: $66,970
• Equity at exit: $10,422

10-year hold

• IRR: 77.1%
• Equity multiple: 10.02×
• Total profit: $176,622
• Equity at exit: $6,044

Cash invested: $19,572 (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 95660

• Rents YoY: 5.7%
• Active inventory: 108
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,139

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 40%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Tricia Way Unit 4688001002 North Highlands, CA	2.0	1.0	1000	$1,495	$1.50	43d	1	0.28mi
4008 Tricia Way North Highlands, CA	2.0	1.0	900	$1,700	$1.89	12d	1	0.31mi
5123 Shell St North Highlands, CA	2.0	1.0	912	$1,950	$2.14	1d	1	0.50mi
4561 Ashcroft Ave Unit 52 Sacramento, CA	2.0	1.0	900	$1,395	$1.55	1d	1	0.54mi
4561 Ashcroft Ave Apt 49 Sacramento, CA	2.0	1.0	888	$1,499	$1.69	1d	1	0.54mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	1d	1	0.57mi
3731 Scallop Ct North Highlands, CA	2.0	1.0	924	$2,150	$2.33	43d	1	0.60mi
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	1d	3	0.63mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	43d	1	0.63mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	20d	1	0.70mi
4716 Tulane Ct Sacramento, CA	3.0	2.0	1303	$2,450	$1.88	23d	1	0.76mi
3609 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,795	$1.99	1d	2	0.79mi
4815 College Oak Dr Sacramento, CA	2.0	1.0–1.5	1000	$1,662	$1.66	7d	2	0.86mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	1d	3	0.87mi
3517 Myrtle Ave North Highlands, CA	2.0	2.0	900	$1,750	$1.94	2d	1	0.89mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	1d	3	0.94mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	21d	1	0.95mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,832	$2.00	1d	7	0.98mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	43d	3	0.99mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	1d	1	0.99mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	1d	1	1.00mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	43d	1	1.01mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	1d	1	1.02mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	1d	4	1.02mi
5012 Sunshine Ln Sacramento, CA	2.0	1.0	970	$1,775	$1.83	10d	1	1.03mi
4255 Winding Way Sacramento, CA	2.0	1.5	1300	$1,995	$1.53	7d	1	1.03mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	1d	1	1.04mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	1d	1	1.05mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	10d	2	1.11mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	1d	1	1.16mi
5129 Myrtle Ave Sacramento, CA	2.0	2.5	1275	$1,895	$1.49	43d	1	1.19mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	43d	1	1.20mi
5000 Tufts St Sacramento, CA	4.0	2.0	1696	$2,700	$1.59	43d	1	1.25mi
5720 Brett Dr Sacramento, CA	4.0	2.0	1567	$2,650	$1.69	20d	1	1.28mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,590	$1.89	1d	8	1.35mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	1d	1	1.35mi
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	1d	1	1.38mi
5317 Marmith Ave Sacramento, CA	3.0	2.0	1580	$7,650	$4.84	44d	1	1.38mi
4209 Horgan Way Sacramento, CA	4.0	2.0	1450	$2,750	$1.90	23d	1	1.39mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	1d	2	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 105 DOM
2. 2026-06-17
   days on market $69,900 Active 104 DOM
3. 2026-06-16
   days on market $69,900 Active 103 DOM
4. 2026-06-15
   days on market $69,900 Active 102 DOM
5. 2026-06-13
   days on market $69,900 Active 100 DOM
6. 2026-06-13
   days on market $69,900 Active 99 DOM
7. 2026-06-09
   days on market $69,900 Active 96 DOM
8. 2026-06-08
   days on market $69,900 Active 95 DOM
9. 2026-06-07
   days on market $69,900 Active 94 DOM
10. 2026-06-03
    days on market $69,900 Active 90 DOM
11. 2026-06-02
    days on market $69,900 Active 89 DOM
12. 2026-06-01
    days on market $69,900 Active 88 DOM
13. 2026-05-31
    days on market $69,900 Active 87 DOM
14. 2024-03-21
    status Pending 325-char remark

    Show marketing remark (325 chars)

    This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

15. 2024-03-21
    soldstatus $85,000 Closed 325-char remark

    Show marketing remark (325 chars)

    This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

16. 2024-03-21
    soldstatus $85,000 325-char remark

    Show marketing remark (325 chars)

    This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

17. 2024-01-27
    price $99,000 325-char remark

    Show marketing remark (325 chars)

    This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

18. 2023-12-08
    listed $109,000 Active 325-char remark

    Show marketing remark (325 chars)

    This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

19. 2023-12-08
    listed $99,000 325-char remark

    Show marketing remark (325 chars)

    This beautifully updated 3 bedroom 2 bath home has new flooring, a remodeled kitchen and bathrooms, fresh paint inside and out. New windows and doors. Completely upgraded. Located in a very nice quiet family park. Close to dining, shopping, schools and entertainment. Park residents have access to the swimming pool and more.

ⓘ 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 1/10 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: $24,642
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$2,033
• Taxable income: $13,353
• Est. tax owed @ 24.0%: −$3,205
• After-tax cash flow: $10,466/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

-22.0% since first listed

6 events — show timeline

• 2024-03-21 Pending — BAREIS
• 2024-03-21 Sold (MLS) $85,000 San Francisco MLS
• 2024-03-21 Sold (MLS) $85,000 BAREIS
• 2024-01-27 Price Changed $99,000 BAREIS
• 2023-12-08 Listed $99,000 San Francisco MLS
• 2023-12-08 Listed $109,000 BAREIS