6930 Lake Tree Ln · Citrus Heights, CA 95621

$209,950

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 39 Days on market

Built 1987 Good condition $117/sqft · 16% above area Est $181k · 16% over

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

20k PRICE REDUCTION!!! Welcome to Lakeview Village Mobile Home Park! This modular home has 3 Bedrooms and 2 full Baths. 1,792 Sq ft of living space plus a 200+/- sq ft enclosed bonus room. Super usable living area includes a large living room, a family room, spacious updated kitchen, large main bedroom with a completely updated main bath. Indoor laundry room. New carpet and paint throughout. Two car carport with a small storage/hobby room. The yard is low maintenance with a peaceful back patio that over looks the neighborhood creek. Lakeview Village is a 55+ gated community with a small lake, Walking Trails, a Heated Swimming Pool, Heated Spa, Bocce Ball Courts, a Billiard Room, an Exercis

Key facts

• Gated community
• Low maintenance yard
• Enclosed bonus room

Tags

• ENCLOSED BONUS ROOM
• UPDATED KITCHEN
• INDOOR LAUNDRY ROOM
• LOW MAINTENANCE YARD
• BACK PATIO
• GATED COMMUNITY

Property features AI

Finance

• Other: Located at 6930 Lake Tree Ln, Citrus Heights, CA 95621
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: 4 parking spaces; Attached and covered parking
• Utilities: Public water; Public sewer; Cable available; Underground utilities; Individual gas meter; 220V in kitchen and laundry
• Home design: Manufactured home in a park (double wide); Built in 1987
• Construction: Composition roof; Manufacturer: Kaufman/Broad (Bainbridge model)
• Exterior features: Storage area; Other structures include storage, workshop and sheds; Landscape in front; Greenbelt nearby; Irregular lot shape

Interior

• Kitchen: Kitchen island; Synthetic countertops; Free standing refrigerator; Dishwasher; Hood over range; Ice maker; Electric cooktop; Free standing electric oven/range
• Bedrooms: 3 bedrooms (possible 4th bedroom)
• Flooring: Carpet; Simulated wood; Tile
• Bathrooms: 2 full bathrooms with double sinks, tub and separate shower stall(s)
• Heating & cooling: Central heating (gas); Wood stove; Central cooling; Ceiling fans; Wall and window air conditioning units
• Interior features: Updated/remodeled and original condition areas; Two fireplaces (brick; one in living room and pellet stove in family room); Enclosed, glassed-in, carpeted porch/patio; Storage area inside
• Laundry & utility: Laundry hookups inside (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 219 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 38% 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 $6k 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 39 days — a 3% lower offer ($204k) 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 $203,651 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $180,555
• List price: $209,950
• Delta: 16.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6946 Wake Forest Ln #2012	0.04mi	3/2.0	1,792 (0%)	2mo	$250,000	$140	96
6924 Grand Tree Ln	0.13mi	3/2.0	1,848 (+3%)	5mo	$229,000	$124	84
6941 Radiance Cir	0.18mi	3/2.0	1,753 (-2%)	7mo	$167,000	$95	83
6912 Daisy Ln	0.10mi	2/2.0 (-1)	1,707 (-5%)	3mo	$239,500	$140	80
6937 Radiance Cir	0.19mi	3/2.0	1,747 (-2%)	9mo	$145,000	$83	79
6732 Alden Ln	0.21mi	2/2.0 (-1)	1,800 (+0%)	10mo	$165,000	$92	76
6104 Meiggs Ct	0.33mi	2/2.0 (-1)	1,856 (+4%)	3mo	$199,000	$107	71
6181 Oak Lakes Ln	0.44mi	3/2.0	1,896 (+6%)	5mo	$192,500	$102	66
6105 Meiggs Ct #1015	0.34mi	2/2.0 (-1)	1,645 (-8%)	4mo	$160,000	$97	62
6637 Grosse Point Ct	0.36mi	3/2.0	1,536 (-14%)	1mo	$95,000	$62	59
6845 Caywood Ct	0.24mi	2/2.0 (-1)	1,536 (-14%)	2mo	$150,000	$98	58
6624 Grosse Point Ct	0.38mi	2/2.0 (-1)	1,608 (-10%)	10mo	$229,000	$142	51

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $708
• Equity at exit: $31,304

10-year hold

• IRR: 8.8%
• Equity multiple: 1.64×
• Total profit: $37,738
• Equity at exit: $18,153

Cash invested: $58,786 (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: 219
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,149/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $589

Break-even live

Break-even rent $1,837

Max offer price $209,950

Occupancy floor 72%

Sensitivity live

Price	-10% $734	-5% $662	+0% $589	+5% $517	+10% $444
Rent	-10% $385	-5% $487	+0% $589	+5% $691	+10% $793
Rate	-1.0pp $695	-0.5pp $642	base $589	+0.5pp $535	+1.0pp $479

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: $52,488
• Closing costs: $6,298
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	44d	1	0.11mi
6948 Sunburst Way Citrus Heights, CA	4.0	2.5	1673	$3,000	$1.79	44d	1	0.31mi
6948 Trailride Way Citrus Heights, CA	4.0	3.0	1980	$2,850	$1.44	18d	1	0.48mi
6940 Trailride Way Citrus Heights, CA	3.0	2.0	1527	$2,695	$1.76	44d	1	0.48mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	0.57mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	2.5	1304	$2,295	$1.76	44d	1	0.73mi
6219 Oak Valley Ln Citrus Heights, CA	3.0	3.0	1304	$2,295	$1.76	18d	1	0.73mi
6805 Castillo Ct Citrus Heights, CA	4.0	3.0	1948	$2,795	$1.43	24d	1	0.81mi
6203 Ackland Ct Citrus Heights, CA	3.0	1.5	1322	$2,500	$1.89	24d	1	0.93mi
7632 Van Maren Ln Unit 1 Citrus Heights, CA	4.0	2.0	1300	$2,495	$1.92	15d	1	1.02mi
6687 Greenback Ln Citrus Heights, CA	3.0	2.0	1323	$2,495	$1.89	18d	1	1.04mi
6025 Dewey Dr Citrus Heights, CA	3.0	2.0	1847	$2,500	$1.35	24d	1	1.16mi
6034 Centurion Cir Citrus Heights, CA	4.0	2.0	1726	$3,100	$1.80	44d	1	1.19mi
6913 Gold Run Ave Sacramento, CA	4.0	2.0	1474	$2,800	$1.90	21d	1	1.23mi
6558 Meadowcreek Way Citrus Heights, CA	3.0	2.0	1304	$2,500	$1.92	44d	1	1.26mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $209,950 Pending 39 DOM
2. 2026-06-07
   pricedays on market $209,950 Active 38 DOM
3. 2026-06-05
   days on market $229,950 Active 35 DOM
4. 2026-06-03
   days on market $229,950 Active 34 DOM
5. 2026-06-02
   days on market $229,950 Active 33 DOM
6. 2026-06-01
   days on market $229,950 Active 32 DOM
7. 2026-05-31
   days on market $229,950 Active 31 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 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: $30,987
• − Mortgage interest: −$11,760
• − Property taxes: −$3,149
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$6,108
• Taxable income: $3,962
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $6,118/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated mobile home in a gated community offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can add value
• Both Replace sliding glass doors — Improves natural light and ventilation
• Resale Replace countertops — Modernizes the kitchen and can add value
• Resale Replace appliances — Modernizes the kitchen and can add value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and can add value ↑
• Both Replace sliding glass doors — Improves natural light and ventilation ↑
• Resale Replace countertops — Modernizes the kitchen and can add value ↑
• Resale Replace appliances — Modernizes the kitchen and can add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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