6800 Capital Cir · Sacramento, CA 95828

$125,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 8 Days on market

Built 1977 Good condition Est $120k · at est.

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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 +5.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Welcome home to Capitol Estates family friendly park in a gated community. Home has bright modern kitchen and extra large lot. Huge living room, Large master bedroom, spacious porch and covered parking. Park amenities include: fitness room, large clubhouse, billiard room, Huge kitchen, pool, dognpark, and too many activities to list.

Key facts

• Extra large lot
• Billiard room
• Large clubhouse

Tags

• MODERN KITCHEN
• EXTRA LARGE LOT
• FITNESS ROOM
• LARGE CLUBHOUSE
• BILLIARD ROOM
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.0% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living F.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 212 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($82k/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 $864 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 + 0.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.69% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.48%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6800 Capital Cir	0.00mi	2/2.0	1,152 (0%)	0mo	$120,000	$104	100
6201 Presidential Ln #137	0.10mi	3/2.0 (+1)	1,120 (-3%)	12mo	$128,000	$114	75
6205 Presidential Ln #135	0.09mi	2/2.0	1,254 (+9%)	16mo	$75,000	$60	68
6307 State Ln #90	0.23mi	2/2.0	1,248 (+8%)	12mo	$170,000	$136	66
6305 Governors Ln #36	0.37mi	3/2.0 (+1)	1,080 (-6%)	11mo	$102,000	$94	58

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.70×
• Total profit: $24,643
• Equity at exit: $18,638

10-year hold

• IRR: 24.3%
• Equity multiple: 2.81×
• Total profit: $63,441
• Equity at exit: $10,808

Cash invested: $35,000 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $801

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 57%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6824 Mangosteen Ln Sacramento, CA	3.0	2.5	1404	$2,245	$1.60	7d	1	0.06mi
5545 Sky Pkwy Sacramento, CA	1.0–2.0	1.0	716	$1,630	$2.28	17d	7	0.35mi
6921 Lewiston Way Sacramento, CA	1.0	1.0	569	$1,495	$2.63	3d	5	0.37mi
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	19d	1	0.39mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	43d	2	0.44mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	7d	4	0.63mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	12d	1	0.63mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	43d	1	0.73mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	43d	1	0.79mi
6115 63rd St Unit 6304-14 Sacramento, CA	2.0	1.0	800	$1,500	$1.88	43d	1	0.81mi
7140 Chris Ave Sacramento, CA	2.0	1.0	1248	$2,300	$1.84	43d	1	0.91mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	7d	1	0.91mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	23d	1	0.96mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	43d	1	1.06mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	3d	1	1.07mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	43d	1	1.18mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	43d	7	1.21mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	16d	1	1.25mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	43d	1	1.25mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	7d	1	1.28mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	3d	1	1.28mi
7051 Bowling Dr Sacramento, CA	1.0–2.0	1.0–1.5	716	$1,445	$2.02	2d	5	1.34mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	43d	1	1.34mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	3d	1	1.38mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	43d	1	1.40mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	23d	1	1.42mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	1.43mi
5544 33rd Ave Unit NA Sacramento, CA	2.0	1.0	1200	$2,250	$1.88	7d	1	1.46mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,295
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$3,636
• Taxable income: $8,110
• Est. tax owed @ 24.0%: −$1,946
• After-tax cash flow: $7,671/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home in Capitol Estates is in good condition with modern updates and a family-friendly community. It's ready for a new owner or tenant.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and adds value
• Rental Replace window screens — Improves energy efficiency and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and adds value ↑
• Rental Replace window screens — Improves energy efficiency and tenant satisfaction ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 in CA

Livability — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B- Housing A Health & safety A- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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