6704 Alden Ln · Citrus Heights, CA 95610

$169,900

2 bd · 2.0 ba · 1,596 sqft · Manufactured · 84 Days on market

Built 1975 $106/sqft · at area comps Est $177k · 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
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +8.6/10.0
• Schools +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lakeview Village, a highly sought after 55+ community with tons of amenities in a parklike setting, in the heart of Citrus Heights. This home features an atypical floor plan with spacious living room and formal dining area accented by a built-in granite buffet/hutch, a separate family room with slider to outdoor area. Kitchen updates with granite counters, double oven, and lots of storage. 2 large bedrooms and updated primary bath with sunken tub and dual sinks complement the spacious home. The ground-level outdoor space is perfect for entertaining, gardening, and workshopping (2 sheds, and storage), and is also accommodating for small pets with approval. Welcome to Lakeview!

Key facts

• 2 parking spots
• Built 1975
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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?
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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $177,489
• List price: $169,900
• Delta: 1.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6105 Meiggs Ct #1015	0.18mi	2/2.0	1,645 (+3%)	4mo	$160,000	$97	83
6637 Grosse Point Ct	0.16mi	3/2.0 (+1)	1,536 (-4%)	1mo	$95,000	$62	81
6845 Caywood Ct	0.32mi	2/2.0	1,536 (-4%)	2mo	$150,000	$98	77
6641 Grosse Point Ct	0.16mi	2/2.0	1,464 (-8%)	3mo	$175,000	$120	77
6912 Daisy Ln	0.27mi	2/2.0	1,707 (+7%)	3mo	$239,500	$140	74
6116 Mame Ct	0.21mi	2/2.0	1,440 (-10%)	3mo	$179,000	$124	72
6937 Grand Tree Ln	0.32mi	2/2.0	1,495 (-6%)	6mo	$169,500	$113	69
6923 Daisy Ln	0.31mi	2/2.0	1,488 (-7%)	7mo	$155,000	$104	68
6116 Mame Ct #905	0.21mi	2/2.0	1,440 (-10%)	8mo	$100,000	$69	68
6946 Wake Forest Ln #2012	0.28mi	3/2.0 (+1)	1,792 (+12%)	2mo	$250,000	$140	60
6941 Radiance Cir	0.34mi	3/2.0 (+1)	1,753 (+10%)	7mo	$167,000	$95	57
6206 Plymouth Rock Ln #110	0.73mi	3/2.0 (+1)	1,536 (-4%)	1mo	$159,000	$104	53

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $16,685
• Equity at exit: $25,333

10-year hold

• IRR: 18.9%
• Equity multiple: 2.66×
• Total profit: $79,019
• Equity at exit: $14,690

Cash invested: $47,572 (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 95610

• Rents YoY: 4.1%
• Active inventory: 159
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $653

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 67%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	43d	1	0.37mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	17d	1	0.46mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	43d	1	0.46mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	43d	1	0.54mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	23d	1	0.65mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	0.73mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	17d	1	0.81mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	3d	1	0.84mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	23d	1	0.90mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	21d	1	0.99mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	43d	1	1.00mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	1d	1	1.00mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	43d	1	1.04mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	1.29mi
6635 Sylvan Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	865	$2,120	$2.45	7d	8	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $169,900 Active 84 DOM
2. 2026-06-17
   price $169,900 Active 83 DOM
3. 2026-06-17
   days on market $179,900 Active 83 DOM
4. 2026-06-16
   days on market $179,900 Active 82 DOM
5. 2026-06-15
   days on market $179,900 Active 81 DOM
6. 2026-06-13
   days on market $179,900 Active 79 DOM
7. 2026-06-13
   days on market $179,900 Active 78 DOM
8. 2026-06-09
   days on market $179,900 Active 75 DOM
9. 2026-06-08
   days on market $179,900 Active 74 DOM
10. 2026-06-07
    days on market $179,900 Active 73 DOM
11. 2026-06-05
    days on market $179,900 Active 70 DOM
12. 2026-06-03
    days on market $179,900 Active 69 DOM
13. 2026-06-02
    days on market $179,900 Active 68 DOM
14. 2026-06-01
    days on market $179,900 Active 67 DOM
15. 2026-05-31
    days on market $179,900 Active 66 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 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: $27,760
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$4,943
• Taxable income: $5,461
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $6,530/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): 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