8321 Driftwood Ln · Citrus Heights, CA 95610

$130,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 80 Days on market

Built 1973 Est $145k · 10% under

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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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 home to this beautifully cared-for 2-bedroom, 2-bathroom home offering 1,344 sq ft of comfortable living in the award-winning Big Oak Mobile Home Park, a senior community celebrated for its peaceful setting and active lifestyle. This inviting home offers a formal living and dining room, plus a spacious family room, providing wonderful flexibility for both everyday living and entertaining. The formal dining area features a built-in hutch and a large pantry closet, adding charm and excellent storage. The kitchen is thoughtfully designed with an eat-at bar and ample cabinetry, making meal prep and gatherings a breeze. You'll appreciate the blend of LVP flooring and carpet, dual-pane wi

Key facts

• Ample cabinetry
• Large pantry closet
• Eat-at bar

Tags

• FORMAL LIVING AND DINING ROOM
• SPACIOUS FAMILY ROOM
• BUILT-IN HUTCH
• LARGE PANTRY CLOSET
• EAT-AT BAR
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 19d 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 32% 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 $899 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 + 4.1% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1973 — 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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.02%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8321 Driftwood Ln	0.00mi	2/2.0	1,344 (0%)	1mo	$122,500	$91	99
8412 Big Oak Dr #170	0.04mi	2/2.0	1,400 (+4%)	0mo	$142,000	$101	91
8323 Oak Front Ln	0.08mi	2/2.0	1,368 (+2%)	5mo	$159,000	$116	89
8009 Creekfront Ln	0.08mi	2/2.0	1,344 (0%)	9mo	$115,840	$86	89
8003 Oakside Ln	0.10mi	2/2.0	1,400 (+4%)	9mo	$85,000	$61	81
8007 Creekfront Ln	0.08mi	2/2.0	1,440 (+7%)	6mo	$125,000	$87	79
8344 Big Oak Dr	0.16mi	2/2.0	1,228 (-9%)	1mo	$162,500	$132	78
8351 Cedarwood Ln	0.12mi	3/2.0 (+1)	1,365 (+2%)	14mo	$120,000	$88	74
8001 Creekfront Ln	0.10mi	2/2.0	1,440 (+7%)	11mo	$155,000	$108	74
8008 Eucalyptus Ln	0.01mi	2/2.0	1,152 (-14%)	3mo	$155,000	$135	73
8346 Big Oak Dr	0.16mi	2/2.0	1,464 (+9%)	10mo	$163,000	$111	69
8351 Big Oak Dr	0.18mi	2/2.0	1,200 (-11%)	6mo	$135,000	$113	68

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: 24.6%
• Equity multiple: 2.03×
• Total profit: $37,528
• Equity at exit: $19,383

10-year hold

• IRR: 33.1%
• Equity multiple: 4.17×
• Total profit: $115,480
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $880

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 56%

Sensitivity live

Price	-10% $970	-5% $925	+0% $880	+5% $835	+10% $790
Rent	-10% $702	-5% $791	+0% $880	+5% $969	+10% $1,058
Rate	-1.0pp $946	-0.5pp $913	base $880	+0.5pp $847	+1.0pp $812

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7898 Claypool Way Citrus Heights, CA	3.0	2.0	1317	$2,500	$1.90	18d	1	0.15mi
8208 Charlotte Ave Citrus Heights, CA	3.0	2.0	1401	$2,750	$1.96	8d	1	0.76mi
8629 El Sobrante Way Orangevale, CA	3.0	2.0	1117	$2,500	$2.24	44d	1	0.78mi
7517 Saint Philomena Way Citrus Heights, CA	3.0	1.5	1100	$2,500	$2.27	15d	1	0.79mi
1519 Pine Valley Cir Roseville, CA	3.0	2.0	1577	$2,750	$1.74	11d	1	0.92mi
1911 Wildwood Way Apt 1 Roseville, CA	2.0	1.0	900	$1,595	$1.77	2d	1	1.07mi
7024 Allenwood Ct Citrus Heights, CA	3.0	2.0	1672	$3,400	$2.03	44d	1	1.17mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	8d	1	1.18mi
7849 Sunrise Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	842	$1,800	$2.14	8d	1	1.23mi
7840 Antelope Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	840	$1,675	$1.99	44d	1	1.28mi
1812A S Cirby Way Unit B Roseville, CA	2.0	1.0	1000	$2,300	$2.30	2d	1	1.28mi
7429 Sunrise Blvd Citrus Heights, CA	2.0	2.5	1319	$2,000	$1.52	44d	1	1.36mi
7444 Tiara Way Unit D Citrus Heights, CA	2.0	1.0	1020	$1,850	$1.81	44d	1	1.37mi
7856 Old Auburn Rd Apt 8 Citrus Heights, CA	2.0	1.5	950	$1,395	$1.47	21d	1	1.38mi
7441 Tiara Way Unit A Citrus Heights, CA	2.0	1.0	894	$1,295	$1.45	24d	1	1.42mi

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 6 d/yr ≥103°F today · 13 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: $27,018
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$3,782
• Taxable income: $9,031
• Est. tax owed @ 24.0%: −$2,167
• After-tax cash flow: $8,396/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