6834 Caywood · Citrus Heights, CA 95621

$169,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 522 Days on market

Built 1985 $136/sqft · 14% below area Est $197k · 14% 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 +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home in Lakeview Village, a premier 55+ gated community offering a blend of tranquility and vibrant living. This charming residence is perfectly located at the end of a cul-de-sac, providing unparalleled seclusion and a private yard ideal for relaxation, entertaining, or enjoying time with your pets. The home boasts two inviting patio spaces a covered patio for outdoor lounging and a second enclosed patio for added versatility. Inside, discover the beauty of new luxurious vinyl plank flooring complemented by plush new carpet in the bedrooms. The smart layout ensures comfort and convenience, with a spacious one-car garage adding to the practicality. Lakeview Village

Key facts

• Gated community
• Patio spaces
• Private yard

Tags

• GATED COMMUNITY
• CUL-DE-SAC
• PRIVATE YARD
• PATIO SPACES
• ENCLOSED PATIO
• LUXURIOUS VINYL PLANK FLOORING

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 $645 ($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: $150k (12.0% 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 (+1.9%/yr); 210 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($81k/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 + 1.9% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 522 days — a 12% lower offer ($150k) 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $197,245
• List price: $169,900
• Delta: -13.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6621 Grosse Point Ct	0.29mi	2/2.0	1,248 (0%)	1mo	$130,000	$104	86
6113 Summerset Ln	0.07mi	2/2.0	1,344 (+8%)	1mo	$169,000	$126	83
6105 Mame Ct	0.25mi	3/2.0 (+1)	1,248 (0%)	3mo	$85,000	$68	81
6728 Kate Ln	0.21mi	2/2.0	1,248 (0%)	12mo	$135,000	$108	80
6833 Caywood Ct	0.03mi	2/2.0	1,344 (+8%)	11mo	$130,000	$97	77
6625 Shamus Ct	0.27mi	3/2.0 (+1)	1,248 (0%)	8mo	$190,000	$152	76
6935 Daisy Ln	0.17mi	2/2.0	1,323 (+6%)	9mo	$189,000	$143	74
6625 Galaxy Ct	0.27mi	2/2.0	1,146 (-8%)	2mo	$155,000	$135	72
6143 Blucher Ln	0.02mi	2/2.0	1,401 (+12%)	8mo	$170,000	$121	72
6913 Lake Tree Ln #6913	0.19mi	2/2.0	1,344 (+8%)	10mo	$270,000	$201	70
6132 Mame Ct	0.22mi	2/2.0	1,344 (+8%)	10mo	$165,000	$123	69
6036 Declaration Cir	0.70mi	3/2.0 (+1)	1,262 (+1%)	12mo	$142,995	$113	50

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 · 1.9% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $11,208
• Equity at exit: $25,333

10-year hold

• IRR: 14.6%
• Equity multiple: 2.12×
• Total profit: $53,212
• 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 95621

• Rents YoY: 1.9%
• Active inventory: 210
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$891
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $645

Break-even live

Break-even rent $1,269

Max offer price $169,900

Occupancy floor 64%

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 39 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	2.5	1304	$2,295	$1.76	43d	1	0.60mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	17d	1	0.60mi
6544 Auburn Blvd Citrus Heights, CA	2.0	2.0	800	$1,850	$2.31	23d	1	0.68mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	4d	10	0.73mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	23d	1	0.77mi
6245 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,395	$1.66	23d	1	0.78mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	23d	1	0.82mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	17d	1	0.82mi
6228 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,595	$1.90	17d	1	0.84mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	1d	15	0.91mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	14d	1	0.93mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	4d	1	0.95mi
6533 Greenback Ln #3 Citrus Heights, CA	2.0	1.0	840	$1,800	$2.14	23d	1	0.97mi
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	1d	15	1.00mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	17d	1	1.06mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	21d	1	1.07mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	1d	10	1.11mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	2d	1	1.12mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	1d	1	1.16mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	1d	2	1.19mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	23d	1	1.20mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	43d	1	1.21mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	16d	1	1.24mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	16d	1	1.24mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	1d	1	1.29mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	43d	1	1.29mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	43d	1	1.30mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	14d	1	1.34mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	1d	2	1.39mi
5411 Vichy Cir Antelope, CA	2.0	2.0	886	$2,375	$2.68	1d	1	1.43mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	21d	1	1.44mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	1d	1	1.44mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,455	$1.92	12d	1	1.45mi
7137 Reyn Oaks Way Sacramento, CA	3.0	2.0	1279	$2,450	$1.92	1d	1	1.45mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	1.48mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	1d	1	1.48mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	1d	1	1.49mi
7613 Luzern Way Antelope, CA	3.0	2.0	1401	$2,500	$1.78	11d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $169,900 Active 522 DOM
2. 2026-06-17
   days on market $169,900 Active 521 DOM
3. 2026-06-16
   days on market $169,900 Active 520 DOM
4. 2026-06-15
   days on market $169,900 Active 519 DOM
5. 2026-06-13
   days on market $169,900 Active 517 DOM
6. 2026-06-13
   days on market $169,900 Active 516 DOM
7. 2026-06-09
   days on market $169,900 Active 513 DOM
8. 2026-06-08
   days on market $169,900 Active 512 DOM
9. 2026-06-07
   days on market $169,900 Active 511 DOM
10. 2026-06-05
    days on market $169,900 Active 508 DOM
11. 2026-06-03
    days on market $169,900 Active 507 DOM
12. 2026-06-02
    days on market $169,900 Active 506 DOM
13. 2026-06-01
    days on market $169,900 Active 505 DOM
14. 2026-05-31
    days on market $169,900 Active 504 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $487 · $41/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$804/yr (+$67/mo · 165.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $25,027
• − Mortgage interest: −$9,517
• − Property taxes: −$487
• − Insurance: −$850
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$4,943
• Taxable income: $5,226
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $6,489/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): 42,442
• Household income: $80,901
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 1854.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 19% Two or more races 11% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Subsaharan African 3% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 10% Russian/Polish/Slavic 6% 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: ▼ -408.14%
• Current HPI: 351.9333
• Rent YoY: ▲ 1.90%
• 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

Property tax history

+5.7%/yr

Latest (2025): $487 · -2.1% YoY. Source: county tax records.