6525 Sunrise Blvd #76 · Citrus Heights, CA 95610

$65,000

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

Built 1972 $52/sqft · 43% below area Est $113k · 43% under $925/mo HOA · 52% of rent

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Why this score? — see what drove the C 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• 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

PRICE REDUCTION!! Welcome home to 6525 Sunrise Blvd #76 in the highly desirable 55+ Sunrise Vista Mobile Home Community of Citrus Heights. With appx 1248 square feet of living space and two full bedrooms/bathrooms there is plenty of space for family and friends to spread out. The central HVAC system will ensure desirable climate control throughout the seasons. Bring your own finishing touches or move right in as the home is ready for immediate occupancy. Community amenities further enrich the lifestyle here, including a sparkling hot tub for soothing relaxation and a refreshing pool for leisurely recreation. This property truly offers a blend of practical features and desirable amenities fo

Key facts

• Open floor plan
• Walk-in shower
• Kitchen peninsula

Tags

• KITCHEN PENINSULA
• WALK-IN SHOWER
• ENSUITE BATHROOM
• WELCOMING PORCH
• SPACIOUS PATIO
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $37 ($443/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 40 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 $449 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% 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 $59,150 (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 1972 — 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. 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.
9. 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.
10. 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: 2.75% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 3.0

CMA / ARV

• ARV (median comp): $113,284
• List price: $65,000
• Delta: -42.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6525 Sunrise Blvd #75	0.05mi	2/2.0	1,200 (-4%)	6mo	$114,985	$96	86
6525 Sunrise Blvd #50	0.02mi	2/1.0	1,200 (-4%)	16mo	$52,000	$43	75

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: -8.0%
• Equity multiple: 0.69×
• Total profit: $-5,604
• Equity at exit: $9,692

10-year hold

• IRR: 5.7%
• Equity multiple: 1.49×
• Total profit: $8,878
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$925
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $37

Break-even live

Break-even rent $1,739

Max offer price $65,000

Occupancy floor 93%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7877 Sayonara Dr Unit D Citrus Heights, CA	2.0	1.0	875	$1,300	$1.49	16d	1	0.04mi
7857 Sayonara Dr Unit D Citrus Heights, CA	2.0	1.0	1050	$1,650	$1.57	20d	1	0.07mi
7952 Arcade Lake Ln Citrus Heights, CA	2.0	2.0	1128	$5,999	$5.32	17d	1	0.12mi
7958 Arcade Lake Ln #44 Citrus Heights, CA	2.0	2.0	1305	$5,999	$4.60	17d	1	0.13mi
12801 Fair Oaks Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	750	$2,062	$2.75	2d	25	0.42mi
7870 Locher Way Citrus Heights, CA	1.0–2.0	1.0–2.0	730	$1,895	$2.60	43d	3	0.46mi
12633 Fair Oaks Blvd Citrus Heights, CA	1.0	1.0	749	$1,750	$2.34	23d	1	0.52mi
7711 Greenback Ln Citrus Heights, CA	1.0–3.0	1.0–2.0	1016	$2,072	$2.04	1d	15	0.58mi
7652 San Simeon Dr Citrus Heights, CA	2.0	1.5	925	$1,850	$2.00	43d	1	0.59mi
6332 Santa Catarina Way Citrus Heights, CA	2.0	2.0	975	$2,275	$2.33	23d	1	0.61mi
6320 Santa Catarina Way Citrus Heights, CA	2.0	2.0	1100	$2,225	$2.02	43d	1	0.62mi
7677 Greenback Ln Citrus Heights, CA	2.0	2.0	850	$1,645	$1.94	17d	1	0.64mi
7612 San Simeon Dr Unit 7612 Citrus Heights, CA	2.0	1.0	932	$2,100	$2.25	7d	1	0.67mi
7612 San Simeon Dr Citrus Heights, CA	2.0	1.0	932	$2,100	$2.25	14d	1	0.67mi
6231 Burich Ave Citrus Heights, CA	1.0–2.0	1.0	780	$1,650	$2.11	23d	3	0.69mi
6412 Mariposa Ave Citrus Heights, CA	2.0	1.0	900	$1,549	$1.72	7d	1	0.70mi
12400 Fair Oaks Blvd #125 Fair Oaks, CA	2.0	2.0	1018	$2,145	$2.11	43d	1	0.80mi
8176 Greenback Ln Fair Oaks, CA	1.0–2.0	1.0–2.0	833	$1,885	$2.26	14d	4	0.92mi
8079 Sunrise East Way Unit 32 Citrus Heights, CA	2.0	1.0	861	$1,695	$1.97	17d	1	0.93mi
8079 Sunrise East Way Unit 98 Citrus Heights, CA	2.0	1.0	861	$1,715	$1.99	43d	1	0.93mi
8079 Sunrise East Way Unit 121 Citrus Heights, CA	2.0	1.0	861	$1,715	$1.99	4d	1	0.93mi
8079 Sunrise East Way Unit 22 Citrus Heights, CA	2.0	1.0	861	$1,695	$1.97	4d	1	0.93mi
8079 Sunrise East Way Unit 47 Citrus Heights, CA	2.0	1.0	861	$1,725	$2.00	43d	1	0.93mi
8059 Targa Cir Citrus Heights, CA	1.0–2.0	1.0	675	$1,625	$2.41	43d	3	0.99mi
7887 Vistaridge Dr Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	2d	1	1.03mi
7887 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	4d	1	1.03mi
7885 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	4d	1	1.03mi
7885 Vista Ridge Dr Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	3d	1	1.03mi
7951 Kingswood Dr Citrus Heights, CA	1.0–2.0	1.0	770	$1,999	$2.60	3d	6	1.03mi
6635 Sylvan Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	865	$2,120	$2.45	7d	8	1.06mi
7429 Sunrise Blvd Citrus Heights, CA	2.0	2.5	1319	$2,000	$1.52	43d	1	1.11mi
7441 Tiara Way Unit A Citrus Heights, CA	2.0	1.0	894	$1,295	$1.45	23d	1	1.12mi
7444 Tiara Way Unit D Citrus Heights, CA	2.0	1.0	1020	$1,850	$1.81	43d	1	1.13mi
7311 Huntington Square Ln Citrus Heights, CA	2.0	1.0	975	$1,955	$2.01	1d	5	1.14mi
7856 Old Auburn Rd Apt 8 Citrus Heights, CA	2.0	1.5	950	$1,395	$1.47	20d	1	1.20mi
7522 Sunrise Blvd Unit 210 Citrus Heights, CA	2.0	1.0	800	$1,725	$2.16	43d	1	1.23mi
7347 Cross Dr Citrus Heights, CA	2.0	1.0	750	$2,290	$3.05	43d	1	1.28mi
5400 Heritage Tree Ln Citrus Heights, CA	1.0–3.0	1.0–3.0	974	$2,096	$2.15	2d	17	1.33mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	10d	1	1.33mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	2d	9	1.36mi

HOA detail

• Monthly dues: $925 · $11,100/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-18
   days on market $65,000 Active 105 DOM
2. 2026-06-17
   days on market $65,000 Active 104 DOM
3. 2026-06-16
   days on market $65,000 Active 103 DOM
4. 2026-06-15
   days on market $65,000 Active 102 DOM
5. 2026-06-13
   days on market $65,000 Active 100 DOM
6. 2026-06-13
   days on market $65,000 Active 99 DOM
7. 2026-06-09
   days on market $65,000 Active 96 DOM
8. 2026-06-08
   days on market $65,000 Active 95 DOM
9. 2026-06-07
   days on market $65,000 Active 94 DOM
10. 2026-06-05
    days on market $65,000 Active 91 DOM
11. 2026-06-03
    days on market $65,000 Active 90 DOM
12. 2026-06-02
    days on market $65,000 Active 89 DOM
13. 2026-06-01
    days on market $65,000 Active 88 DOM
14. 2026-05-31
    days on market $65,000 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 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: $21,435
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$11,100
• − Depreciation: −$1,891
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $426/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