6525 Sunrise Blvd #46 · Citrus Heights, CA 95610

$72,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 38 Days on market

Built 1973 Average condition $87/sqft · 98% above 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
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to Sunrise Blvd Spc 46 - 55+ Sunrise Vista MHP Enjoy peaceful living in this charming home located in the desirable 55+ Sunrise Vista Home Park. Start your mornings with a cup of coffee on the inviting front patio, surrounded by beautiful roses along the lattice your own little oasis. Behind the MH You'll find a relaxing garden area featuring a lemon tree, Mandarin orange tree, Garden Boxes for flowers or vegetables also there is Flagpole attached to MH. Storage shed for all your gardenings tools, also for pet lovers you can have a cat or a small dog. Community amenities include Pool & spa Clubhouse, Included in the space rent, Conveniently located near shopping at Citr

Key facts

• Front patio
• Lemon tree
• Storage shed

Tags

• FRONT PATIO
• RELAXING GARDEN AREA
• LEMON TREE
• MANDARIN ORANGE TREE
• GARDEN BOXES
• STORAGE SHED

Property features AI

Finance

• Other: Land lease amount listed as $925
• Financial info: No land lease (listed as No)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Cable available and connected; Internet available; 220V outlet in laundry; Public water; Public sewer
• Home design: Manufactured home in park; Single-wide; Blair House make; Built in 1973
• Construction: Aluminum and unknown skirting; Other roof
• Exterior features: Corner lot; Garden; Close to clubhouse; Automatic sprinklers (front & rear)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Hood over range; Dishwasher; Garbage disposal; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Simulated wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Pantry cabinet; Synthetic countertops; Dining and living room combined; Living room with additional features (other); Pets allowed with size limit
• Laundry & utility: Washer/dryer hookups (hookups only)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $73k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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 fast (+4.1%/yr); 159 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 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 + 4.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($71k) 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 $70,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.43% ✓
• Cap rate: 21.05%
• Cash-on-cash: 52.69%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $36,771
• List price: $72,900
• Delta: 98.26%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6525 Sunrise Blvd #1	0.06mi	2/1.0	800 (-5%)	2mo	$44,985	$56	84
6525 Sunrise Blvd #42	0.12mi	2/1.5	752 (-10%)	10mo	$28,985	$39	67
6525 Sunrise #41	0.05mi	2/1.0	720 (-14%)	16mo	$56,000	$78	56

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 3.32×
• Total profit: $47,257
• Equity at exit: $10,870

10-year hold

• IRR: 57.7%
• Equity multiple: 7.03×
• Total profit: $123,001
• Equity at exit: $6,303

Cash invested: $20,412 (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 95610

• Rents YoY: 4.1%
• Active inventory: 159
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $896

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 44%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7857 Sayonara Dr Unit D Citrus Heights, CA	2.0	1.0	1050	$1,650	$1.57	20d	1	0.11mi
7877 Sayonara Dr Unit D Citrus Heights, CA	2.0	1.0	875	$1,300	$1.49	16d	1	0.13mi
12801 Fair Oaks Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	750	$2,062	$2.75	2d	25	0.47mi
7711 Greenback Ln Citrus Heights, CA	1.0–3.0	1.0–2.0	1016	$2,072	$2.04	1d	15	0.49mi
7652 San Simeon Dr Citrus Heights, CA	2.0	1.5	925	$1,850	$2.00	43d	1	0.52mi
7870 Locher Way Citrus Heights, CA	1.0–2.0	1.0–2.0	730	$1,895	$2.60	43d	3	0.53mi
6332 Santa Catarina Way Citrus Heights, CA	2.0	2.0	975	$2,275	$2.33	23d	1	0.53mi
6320 Santa Catarina Way Citrus Heights, CA	2.0	2.0	1100	$2,225	$2.02	43d	1	0.54mi
12633 Fair Oaks Blvd Citrus Heights, CA	1.0	1.0	749	$1,750	$2.34	23d	1	0.55mi
7677 Greenback Ln Citrus Heights, CA	2.0	2.0	850	$1,645	$1.94	17d	1	0.55mi
7677 Greenback Ln Citrus Heights, CA	1.0	1.0	575	$1,683	$2.93	19d	1	0.55mi
7612 San Simeon Dr Unit 7612 Citrus Heights, CA	2.0	1.0	932	$2,100	$2.25	7d	1	0.60mi
6231 Burich Ave Citrus Heights, CA	1.0–2.0	1.0	780	$1,650	$2.11	23d	3	0.61mi
7612 San Simeon Dr Citrus Heights, CA	2.0	1.0	932	$2,100	$2.25	14d	1	0.61mi
6412 Mariposa Ave Citrus Heights, CA	2.0	1.0	900	$1,549	$1.72	7d	1	0.63mi
12400 Fair Oaks Blvd #125 Fair Oaks, CA	2.0	2.0	1018	$2,145	$2.11	43d	1	0.80mi
8079 Sunrise East Way Unit 47 Citrus Heights, CA	2.0	1.0	861	$1,725	$2.00	43d	1	0.90mi
8079 Sunrise East Way Unit 127 Citrus Heights, CA	1.0	1.0	660	$1,505	$2.28	3d	1	0.90mi
8079 Sunrise East Way Unit 121 Citrus Heights, CA	2.0	1.0	861	$1,715	$1.99	3d	1	0.90mi
8079 Sunrise East Way Unit 98 Citrus Heights, CA	2.0	1.0	861	$1,715	$1.99	43d	1	0.90mi
8079 Sunrise East Way Unit 32 Citrus Heights, CA	2.0	1.0	861	$1,695	$1.97	17d	1	0.90mi
8079 Sunrise East Way Unit 22 Citrus Heights, CA	2.0	1.0	861	$1,695	$1.97	3d	1	0.90mi
8079 Sunrise East Way Unit 84 Citrus Heights, CA	1.0	1.0	660	$1,495	$2.27	1d	1	0.90mi
8176 Greenback Ln Fair Oaks, CA	1.0–2.0	1.0–2.0	833	$1,885	$2.26	14d	4	0.92mi
8059 Targa Cir Citrus Heights, CA	1.0–2.0	1.0	675	$1,625	$2.41	43d	3	0.96mi
7951 Kingswood Dr Citrus Heights, CA	1.0–2.0	1.0	770	$1,999	$2.60	3d	6	0.98mi
6635 Sylvan Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	865	$2,120	$2.45	7d	8	1.02mi
7887 Vistaridge Dr Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	2d	1	1.10mi
7887 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	3d	1	1.10mi
7885 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	3d	1	1.10mi
7885 Vista Ridge Dr Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	2d	1	1.10mi
7311 Huntington Square Ln Citrus Heights, CA	2.0	1.0	975	$1,955	$2.01	1d	5	1.11mi
7441 Tiara Way Unit A Citrus Heights, CA	2.0	1.0	894	$1,295	$1.45	23d	1	1.18mi
7444 Tiara Way Unit D Citrus Heights, CA	2.0	1.0	1020	$1,850	$1.81	43d	1	1.19mi
5400 Heritage Tree Ln Citrus Heights, CA	1.0–3.0	1.0–3.0	974	$2,096	$2.15	2d	17	1.26mi
7856 Old Auburn Rd Apt 8 Citrus Heights, CA	2.0	1.5	950	$1,395	$1.47	20d	1	1.27mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	1.31mi
7522 Sunrise Blvd Unit 210 Citrus Heights, CA	2.0	1.0	800	$1,725	$2.16	43d	1	1.31mi
7522 Sunrise Blvd Unit 607 Citrus Heights, CA	1.0	1.0	635	$1,650	$2.60	43d	1	1.31mi
6111 Shupe Dr Unit 44 Citrus Heights, CA	1.0	1.0	667	$1,600	$2.40	43d	1	1.35mi

Listing history 14 events

1. 2026-06-18
   days on market $72,900 Active 38 DOM
2. 2026-06-17
   days on market $72,900 Active 37 DOM
3. 2026-06-16
   days on market $72,900 Active 36 DOM
4. 2026-06-15
   days on market $72,900 Active 35 DOM
5. 2026-06-13
   days on market $72,900 Active 33 DOM
6. 2026-06-13
   days on market $72,900 Active 32 DOM
7. 2026-06-09
   days on market $72,900 Active 29 DOM
8. 2026-06-08
   days on market $72,900 Active 28 DOM
9. 2026-06-07
   days on market $72,900 Active 27 DOM
10. 2026-06-05
    days on market $72,900 Active 24 DOM
11. 2026-06-03
    days on market $72,900 Active 23 DOM
12. 2026-06-02
    days on market $72,900 Active 22 DOM
13. 2026-06-01
    days on market $72,900 Active 21 DOM
14. 2026-05-31
    days on market $72,900 Active 20 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $21,266
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$2,121
• Taxable income: $10,201
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $8,306/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

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with some minor repairs and maintenance needed. It has a good foundation and structure, and the interior walls and ceilings are in good condition. The exterior siding and roof appear to be in good condition, but there are some visible signs of wear and tear. The home has a well-maintained landscaping and is located in a desirable community with amenities such as a pool and spa.

Repairs flagged

• Minor Paint — The paint on the exterior and interior walls appears to be in good condition, but there are some minor scuffs and marks that could be touched up.
• Minor Landscaping — The landscaping is well-maintained, but there are some areas that could be improved with additional plants and flowers.

Value-add opportunities

• Resale Paint the exterior and interior walls — Painting the exterior and interior walls can improve the home's curb appeal and make it look more inviting to potential buyers.
• Resale Improve the landscaping — Improving the landscaping can make the home more attractive and increase its curb appeal, which can help it sell for a higher price.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint on the exterior and interior walls appears to be in good condition, but there are some minor scuffs and marks that could be touched up.	Minor	$500–3,000
Landscaping · The landscaping is well-maintained, but there are some areas that could be improved with additional plants and flowers.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the exterior and interior walls — Painting the exterior and interior walls can improve the home's curb appeal and make it look more inviting to potential buyers. ↑
• Resale Improve the landscaping — Improving the landscaping can make the home more attractive and increase its curb appeal, which can help it sell for a higher price. ↑

ⓘ 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: 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): 46,928
• Household income: $83,327
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1772.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 11% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 5% 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: ▼ -367.16%
• Current HPI: 325.0105
• Rent YoY: ▲ 4.09%
• 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