6229 Yucatan Ave · Carmichael, CA 95841

$67,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 105 Days on market

Built 1975 $54/sqft · 54% below 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
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Reduced to Sell Now! Sunny Corner Location awaits in a Private Enclave Age 55+ Park surrounded by Trees & Greenery. Huge covered Deck greets You into this Warm and cozy layout. Large Living Rm w/ Slider, Dining Rm with Built-Ins, Kitchen with Stainless Appliances. Large remote Primary Suite w bath & Soaking Tub with shower. Hall bath has Step-In shower stall, 2nd bedroom has 2 closets. Dual Panes and Central Heat and AC. Park with Clubhouse, Resident Gardens, Dog Park. Close to Shopping and EZ freeway commute-just Mins to Roseville.

Key facts

• Remote primary suite
• Soaking tub
• Stainless appliances

Tags

• PRIVATE ENCLAVE
• HUGE COVERED DECK
• BUILT-INS
• STAINLESS APPLIANCES
• REMOTE PRIMARY SUITE
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.8% vs local median 2.6% in Carmichael — 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 63/100 on livability (#471 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A-, housing B+, employment B; Watch: schools C-, crime F, commute F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 83 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); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/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 $469 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 + 0.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,789 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.93% ✓
• Cap rate: 25.82%
• Cash-on-cash: 69.75%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (median comp): $146,415
• List price: $67,900
• Delta: -53.63%
• 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
6223 Lurline Ave	0.12mi	2/2.0	1,248 (0%)	9mo	$75,000	$60	87
5740 Clearwater Dr #28	0.16mi	2/2.0	1,248 (0%)	10mo	$74,900	$60	84
6621 Grosse Point Ct	0.55mi	2/2.0	1,248 (0%)	1mo	$130,000	$104	74
6036 Declaration Cir	0.22mi	3/2.0 (+1)	1,262 (+1%)	13mo	$142,995	$113	72
6222 Redcliff Dr #47	0.20mi	2/2.0	1,344 (+8%)	9mo	$54,900	$41	70
6105 Mame Ct	0.56mi	3/2.0 (+1)	1,248 (0%)	3mo	$85,000	$68	66
6625 Shamus Ct	0.51mi	3/2.0 (+1)	1,248 (0%)	8mo	$190,000	$152	64
6625 Galaxy Ct	0.53mi	2/2.0	1,146 (-8%)	2mo	$155,000	$135	60
6728 Kate Ln	0.69mi	2/2.0	1,248 (0%)	12mo	$135,000	$108	58
6113 Summerset Ln	0.69mi	2/2.0	1,344 (+8%)	2mo	$169,000	$126	54
6132 Mame Ct	0.54mi	2/2.0	1,344 (+8%)	10mo	$165,000	$123	54
6137 Oak Lakes Ln	0.65mi	2/2.0	1,344 (+8%)	13mo	$155,000	$115	46

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: 61.2%
• Equity multiple: 3.60×
• Total profit: $49,375
• Equity at exit: $10,124

10-year hold

• IRR: 64.7%
• Equity multiple: 6.57×
• Total profit: $105,889
• Equity at exit: $5,871

Cash invested: $19,012 (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 95841

• Rents YoY: -1.1%
• Active inventory: 83
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$356
• Tax est. 1.5%: −$85 /mo · $1,018/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,039

Break-even live

Break-even rent $678

Max offer price $67,900

Occupancy floor 43%

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5979 Devecchi Ave Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$1,871	$2.41	2d	15	0.26mi
6011 Shadow Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	779	$2,348	$3.01	2d	15	0.32mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	24d	1	0.37mi
6104 Rockport Ln Citrus Heights, CA	3.0	2.5	1150	$2,295	$2.00	22d	1	0.40mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	44d	1	0.40mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	18d	1	0.40mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	24d	1	0.50mi
5844 Garden Park Ct Unit RV 5853-D Carmichael, CA	2.0	1.0	915	$1,525	$1.67	16d	1	0.58mi
5844 Garden Park Ct Unit RV 5877-B Carmichael, CA	2.0	1.0	915	$1,575	$1.72	16d	1	0.58mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	2d	1	0.58mi
5718 Manzanita Ave Carmichael, CA	2.0	1.0	980	$2,000	$2.04	44d	1	0.59mi
6245 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,395	$1.66	24d	1	0.68mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	2d	2	0.68mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	15d	1	0.69mi
6228 Longford Dr #3 Citrus Heights, CA	2.0	1.0	840	$1,595	$1.90	18d	1	0.72mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	2d	1	0.73mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	2d	1	0.77mi
6544 Auburn Blvd Citrus Heights, CA	2.0	2.0	800	$1,850	$2.31	24d	1	0.78mi
6533 Greenback Ln #3 Citrus Heights, CA	2.0	1.0	840	$1,800	$2.14	24d	1	0.82mi
5233 Calistoga Way Sacramento, CA	3.0	2.0	1200	$2,495	$2.08	2d	1	0.86mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	44d	1	0.94mi
6546 Auburn Blvd Citrus Heights, CA	2.0	1.0	624	$1,853	$2.97	4d	10	0.96mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	18d	1	0.99mi
6319 Misty Wood Way Citrus Heights, CA	3.0	2.0	1454	$2,500	$1.72	44d	1	1.07mi
6225 Wildomar Way Carmichael, CA	3.0	1.0	1040	$3,000	$2.88	44d	1	1.07mi
5402 Mona Way Sacramento, CA	2.0	1.0	863	$1,750	$2.03	22d	1	1.08mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,769	$2.14	2d	2	1.10mi
6004 Rutland Dr Unit 128 Carmichael, CA	2.0	1.0	900	$1,495	$1.66	4d	1	1.13mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	2d	1	1.16mi
5308 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	44d	1	1.19mi
5300 Winfield Way #2 Sacramento, CA	3.0	1.5	1105	$2,100	$1.90	24d	1	1.21mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	20d	5	1.22mi
6200 Osullivan Ln Sacramento, CA	2.0	2.0	1316	$1,775	$1.35	8d	1	1.25mi
5244 Hackberry Ln Sacramento, CA	2.0	1.0	712	$1,712	$2.41	44d	1	1.26mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	2d	2	1.27mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	2d	2	1.28mi
5233 Columbine Way Carmichael, CA	3.0	2.0	1008	$2,375	$2.36	4d	1	1.37mi
5755 Callie Ln Sacramento, CA	1.0–2.0	1.0–2.0	723	$2,000	$2.76	3d	13	1.40mi
7024 San Altos Cir Citrus Heights, CA	2.0	2.0	1120	$2,800	$2.50	44d	1	1.42mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $67,900 Active 105 DOM
2. 2026-06-17
   days on market $67,900 Active 104 DOM
3. 2026-06-16
   days on market $67,900 Active 103 DOM
4. 2026-06-15
   days on market $67,900 Active 102 DOM
5. 2026-06-13
   days on market $67,900 Active 100 DOM
6. 2026-06-13
   pricedays on market $67,900 Active 99 DOM
7. 2026-06-09
   days on market $74,900 Active 96 DOM
8. 2026-06-08
   days on market $74,900 Active 95 DOM
9. 2026-06-07
   days on market $74,900 Active 94 DOM
10. 2026-06-03
    days on market $74,900 Active 90 DOM
11. 2026-06-02
    days on market $74,900 Active 89 DOM
12. 2026-06-01
    days on market $74,900 Active 88 DOM
13. 2026-05-31
    days on market $74,900 Active 87 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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°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: $23,913
• − Mortgage interest: −$3,803
• − Property taxes: −$1,018
• − Insurance: −$1,137
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$1,975
• Taxable income: $12,153
• Est. tax owed @ 24.0%: −$2,917
• After-tax cash flow: $9,546/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — Carmichael

• Score: 63/100
• State rank: #471
• US rank: #15996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmichael, CA
• County: Sacramento County · 1,539,646 people
• City population: 61,440
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 20,500
• Household income: $61,054
• Rent vs Own: 65.3% rent · 34.7% own
• Severe rent burden: 1353.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Subsaharan African 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 24% · Canada, China, Vietnam
• Languages at home: 70% English-only · Russian/Polish/Slavic 11% Spanish 7% Other Indo-European 5%

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: ▼ -227.82%
• Current HPI: 369.8991
• Rent YoY: ▼ -1.08%
• 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