4130 Vicksburg Ln #179 · North Highlands, CA 95660

$140,000

3 bd · 2.0 ba · 1,577 sqft · Manufactured · 210 Days on market

Built 2004 $89/sqft · 67% above 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
• Rent growth +3.9/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Fairway Estates, a well-maintained all ages community offers comfort, convenience, and a welcoming neighborhood atmosphere. This beautifully cared-for 3-bedroom, 2-bath home is move-in ready and waiting for its new owners. With 1,577 square feet of living space, this home features granite countertops, a blend of carpet and LVP flooring, and a newer roof for peace of mind. Step outside to enjoy the charming front deck, perfect for morning coffee or evening relaxation. Space rent for the new owner is approximately $1,450 per month. Don't miss your chance to join the friendly Fairway Estates communityschedule a showing today!

Key facts

• Newer roof
• Charming front deck
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• CARPET AND LVP FLOORING
• NEWER ROOF
• CHARMING FRONT DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.1% in North Highlands — 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 61/100 on livability (#523 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment C-, schools D, crime 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 rising fast (+5.7%/yr); 108 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($68k/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 $968 of loan paydown is wiped out by about $4k 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 + 5.7% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 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?
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: 1.68% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.72%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (median comp): $83,700
• List price: $140,000
• Delta: 67.26%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5040 Jackson St #76	0.38mi	3/2.0	1,584 (+0%)	9mo	$85,000	$54	74
5040 Jackson St #44	0.22mi	2/2.0 (-1)	1,536 (-3%)	9mo	$74,000	$48	73
5040 Jackson St #54	0.29mi	3/2.0	1,512 (-4%)	10mo	$75,000	$50	71
5064 - 5477 S Valley Forge Ln #25	0.18mi	3/2.0	1,400 (-11%)	7mo	$88,900	$64	68
5040 Jackson St #110	0.28mi	3/2.0	1,440 (-9%)	12mo	$81,500	$57	63
5040 Jackson St #60	0.34mi	2/2.0 (-1)	1,440 (-9%)	4mo	$75,000	$52	61
4963 Eleven Oaks Ln	0.69mi	3/2.0	1,536 (-3%)	6mo	$140,000	$91	59
4137 Annapolis Ln #172	0.03mi	3/2.0	1,344 (-15%)	19mo	$100,000	$74	58
3655 N Ohio Ln #87	0.60mi	2/2.0 (-1)	1,522 (-4%)	13mo	$120,000	$79	50
5040 Jackson St #173	0.34mi	2/2.0 (-1)	1,440 (-9%)	18mo	$97,000	$67	50
5040 Jackson St #154	0.34mi	2/2.0 (-1)	1,440 (-9%)	20mo	$96,000	$67	48
5040 Jackson St #87	0.36mi	2/2.0 (-1)	1,344 (-15%)	19mo	$92,000	$68	38

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 · 5.69% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.11×
• Total profit: $43,628
• Equity at exit: $20,874

10-year hold

• IRR: 35.2%
• Equity multiple: 4.66×
• Total profit: $143,366
• Equity at exit: $12,105

Cash invested: $39,200 (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 95660

• Rents YoY: 5.7%
• Active inventory: 108
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$734
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $938

Break-even live

Break-even rent $1,168

Max offer price $140,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,018	-5% $978	+0% $938	+5% $899	+10% $859
Rent	-10% $752	-5% $845	+0% $938	+5% $1,031	+10% $1,124
Rate	-1.0pp $1,009	-0.5pp $974	base $938	+0.5pp $902	+1.0pp $865

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4930 Polk St North Highlands, CA	2.0–3.0	1.0–2.0	938	$1,795	$1.91	2d	3	0.53mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	2d	1	0.68mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	21d	1	0.71mi
4716 Tulane Ct Sacramento, CA	3.0	2.0	1303	$2,450	$1.88	24d	1	0.85mi
4255 Winding Way Sacramento, CA	2.0	1.5	1300	$1,995	$1.53	8d	1	1.05mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	44d	1	1.09mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,832	$2.00	2d	7	1.09mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	2d	1	1.10mi
4437 Rutgers Way Sacramento, CA	3.0	2.5	2113	$2,995	$1.42	44d	1	1.18mi
5129 Myrtle Ave Sacramento, CA	2.0	2.5	1275	$1,895	$1.49	44d	1	1.30mi
5720 Brett Dr Sacramento, CA	4.0	2.0	1567	$2,650	$1.69	21d	1	1.35mi
5000 Tufts St Sacramento, CA	4.0	2.0	1696	$2,700	$1.59	44d	1	1.36mi
4209 Horgan Way Sacramento, CA	4.0	2.0	1450	$2,750	$1.90	24d	1	1.39mi
5728 Luce Ave McClellan Park, CA	2.0–3.0	1.0	1058	$2,190	$2.07	2d	3	1.44mi
3610 Auburn Blvd Sacramento, CA	3.0	2.0	1140	$2,395	$2.10	8d	1	1.48mi
5317 Marmith Ave Sacramento, CA	3.0	2.0	1580	$7,650	$4.84	45d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $140,000 Active 210 DOM
2. 2026-06-17
   days on market $140,000 Active 209 DOM
3. 2026-06-16
   days on market $140,000 Active 208 DOM
4. 2026-06-15
   days on market $140,000 Active 207 DOM
5. 2026-06-13
   days on market $140,000 Active 205 DOM
6. 2026-06-13
   days on market $140,000 Active 204 DOM
7. 2026-06-09
   days on market $140,000 Active 201 DOM
8. 2026-06-08
   days on market $140,000 Active 200 DOM
9. 2026-06-07
   days on market $140,000 Active 199 DOM
10. 2026-06-03
    days on market $140,000 Active 195 DOM
11. 2026-06-02
    days on market $140,000 Active 194 DOM
12. 2026-06-01
    days on market $140,000 Active 193 DOM
13. 2026-05-31
    days on market $140,000 Active 192 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,271
• − Mortgage interest: −$7,842
• − Property taxes: −$1,565
• − Insurance: −$700
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$4,073
• Taxable income: $9,568
• Est. tax owed @ 24.0%: −$2,296
• After-tax cash flow: $8,963/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 — North Highlands

• Score: 61/100
• State rank: #523
• US rank: #17613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Highlands, CA
• County: Sacramento County · 1,539,646 people
• City population: 56,900
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 35,451
• Household income: $68,235
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1300.0

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 0.69)
• Race & ethnicity: White 41% Hispanic / Latino 37% Two or more races 16% Black 9% Asian 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Subsaharan African 5% Scotch-Irish 2% Scandinavian 2%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 25% Russian/Polish/Slavic 9% 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: ▼ -273.83%
• Current HPI: 438.1022
• Rent YoY: ▲ 5.69%
• 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

+4.2%/yr

Latest (2025): $1,565 · +224.9% YoY. Source: county tax records.