6525 Sunrise Blvd #73 · Citrus Heights, CA 95610

$34,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 70 Days on market

Built 1974 $51/sqft · 8% below area Est $37k · 8% under $925/mo HOA · 51% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +10.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Adorable and immaculately cared for two bedroom, one bath single wide with roof re-sealed. This centrally located 55+ and older community offers it all! Come enjoy your covered patio to sit on and mingle. Two covered parking areas and located close to the clubhouse. Clean and move in ready!! Sunrise Vista Manufactured Home Community park-owned mobile home

Key facts

• Centrally located
• Covered patio
• Close to clubhouse

Tags

• COVERED PATIO
• COVERED PARKING AREAS
• CENTRALLY LOCATED
• CLOSE TO CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $34k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $34k).
• Recommended offer: $32k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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; 19 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 $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• 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 $31,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.37% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.78%
• DSCR: 2.77
• GRM: 1.6

CMA / ARV

• ARV (median comp): $36,771
• List price: $34,000
• Delta: -7.53%
• Verdict: FAIR
• 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 #41	0.04mi	2/1.0	720 (+7%)	16mo	$56,000	$78	72
6525 Sunrise Blvd #42	0.13mi	2/1.5	752 (+12%)	10mo	$28,985	$39	64
6525 Sunrise Blvd #72	0.02mi	1/1.0 (-1)	576 (-14%)	13mo	$28,000	$49	60

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: 40.1%
• Equity multiple: 2.81×
• Total profit: $17,190
• Equity at exit: $5,070

10-year hold

• IRR: 48.0%
• Equity multiple: 6.43×
• Total profit: $51,678
• Equity at exit: $2,940

Cash invested: $9,520 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$178
• Tax from tax record: −$9 /mo · $104/yr
• Insurance: −$14
• HOA: −$925
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $316

Break-even live

Break-even rent $1,426

Max offer price $34,000

Occupancy floor 78%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
7870 Locher Way Citrus Heights, CA	1.0–2.0	1.0–2.0	730	$1,895	$2.60	43d	3	0.53mi
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	1.0	1.0	575	$1,683	$2.93	20d	1	0.55mi
6231 Burich Ave Citrus Heights, CA	1.0–2.0	1.0	780	$1,650	$2.11	23d	3	0.61mi
8079 Sunrise East Way Unit 127 Citrus Heights, CA	1.0	1.0	660	$1,505	$2.28	4d	1	0.90mi
8079 Sunrise East Way Unit 84 Citrus Heights, CA	1.0	1.0	660	$1,495	$2.27	2d	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
5400 Heritage Tree Ln Citrus Heights, CA	1.0–3.0	1.0–3.0	974	$2,096	$2.15	2d	17	1.26mi
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
6111 Shupe Dr Unit 15 Citrus Heights, CA	1.0	1.0	667	$1,575	$2.36	17d	1	1.35mi
6111 Shupe Dr Unit 53 Citrus Heights, CA	1.0	1.0	667	$1,600	$2.40	22d	1	1.35mi
7347 Cross Dr Citrus Heights, CA	2.0	1.0	750	$2,290	$3.05	43d	1	1.36mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	2d	9	1.38mi

HOA detail

• Monthly dues: $925 · $11,100/yr

Listing history 14 events

1. 2026-06-18
   days on market $34,000 Active 70 DOM
2. 2026-06-17
   days on market $34,000 Active 69 DOM
3. 2026-06-16
   days on market $34,000 Active 68 DOM
4. 2026-06-15
   days on market $34,000 Active 67 DOM
5. 2026-06-13
   days on market $34,000 Active 65 DOM
6. 2026-06-13
   days on market $34,000 Active 64 DOM
7. 2026-06-09
   days on market $34,000 Active 61 DOM
8. 2026-06-08
   days on market $34,000 Active 60 DOM
9. 2026-06-07
   days on market $34,000 Active 59 DOM
10. 2026-06-05
    days on market $34,000 Active 56 DOM
11. 2026-06-03
    days on market $34,000 Active 55 DOM
12. 2026-06-02
    days on market $34,000 Active 54 DOM
13. 2026-06-01
    days on market $34,000 Active 53 DOM
14. 2026-05-31
    days on market $34,000 Active 52 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: $104 · $9/mo
• Projected year-2 tax: $258 · $22/mo
• Expected delta: +$154/yr (+$13/mo · 148.0%)

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

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: $21,900
• − Mortgage interest: −$1,905
• − Property taxes: −$104
• − Insurance: −$170
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$11,100
• − Depreciation: −$989
• Taxable income: $4,128
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $2,797/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

Property tax history

+1.0%/yr

Latest (2025): $104 · -3.0% YoY. Source: county tax records.