6703 Capital Cir #237 · Sacramento, CA 95828

$99,999

2 bd · 2.0 ba · 1,072 sqft · Manufactured · 99 Days on market

Built 1977 $93/sqft · 9% below area Est $110k · 9% under

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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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +1.3/10.0

Listing remarks

Fresh updates and flexible storage make this 2-bedroom, 2-bath mobile home a comfortable place to call home. The interior has been freshly painted, and both bathrooms have been remodeled with tile flooring, updated vanities, and medicine cabinet mirrors. The kitchen opens to the main living area for an easy everyday flow, while nicely sized bedrooms and indoor laundry add to the home's practical layout. Outside, you'll find a covered carport, fenced yard, and covered exterior space that offers room for seating, hobbies, or everyday use. A small wood partition in the carport creates a convenient workshop area, and the added storage area accessible from the backyard provides extra space for t

Key facts

• Functional kitchen
• Added storage area
• Fenced yard

Tags

• REMODELED BATHROOMS
• FUNCTIONAL KITCHEN
• COVERED CARPORT
• FENCED YARD
• WORKSHOP OR HOBBY AREA
• ADDED STORAGE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.0% in Sacramento — 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 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living F.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 212 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 31% of the median local income ($82k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.08% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.53%
• DSCR: 3.03
• GRM: 4.0

CMA / ARV

• ARV (median comp): $110,246
• List price: $99,999
• Delta: -9.29%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6800 Capital Cir	0.14mi	2/2.0	1,152 (+8%)	0mo	$120,000	$104	81
6305 Governors Ln #36	0.27mi	3/2.0 (+1)	1,080 (+1%)	11mo	$102,000	$94	72
6201 Presidential Ln #137	0.15mi	3/2.0 (+1)	1,120 (+4%)	12mo	$128,000	$114	70
6611 Capital Cir #241	0.04mi	2/2.0	960 (-10%)	14mo	$107,000	$111	69
6305 State Ln #91	0.13mi	2/2.0	960 (-10%)	14mo	$102,500	$107	64

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: 39.4%
• Equity multiple: 2.62×
• Total profit: $45,310
• Equity at exit: $14,910

10-year hold

• IRR: 44.4%
• Equity multiple: 4.67×
• Total profit: $102,826
• Equity at exit: $8,646

Cash invested: $28,000 (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 95828

• Home prices YoY: -0.8%
• Rents YoY: -0.2%
• Active inventory: 212
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$524
• Tax from tax record: −$18 /mo · $222/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,062

Break-even live

Break-even rent $740

Max offer price $99,999

Occupancy floor 44%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6824 Mangosteen Ln Sacramento, CA	3.0	2.5	1404	$2,245	$1.60	7d	1	0.17mi
6475 Stockton Blvd Sacramento, CA	2.0	2.0	988	$2,600	$2.63	19d	1	0.40mi
6921 Lewiston Way Sacramento, CA	1.0	1.0	569	$1,495	$2.63	3d	5	0.45mi
6470 Stockton Blvd Sacramento, CA	1.0–2.0	1.0–2.0	856	$1,845	$2.16	43d	2	0.47mi
5545 Sky Pkwy Sacramento, CA	1.0–2.0	1.0	716	$1,630	$2.28	17d	7	0.50mi
6115 63rd St Unit 6304-14 Sacramento, CA	2.0	1.0	800	$1,500	$1.88	43d	1	0.68mi
6901 Florin Rd Sacramento, CA	2.0	1.0	752	$1,648	$2.19	7d	4	0.69mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	12d	1	0.70mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	43d	1	0.89mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	4d	1	0.90mi
7140 Chris Ave Sacramento, CA	2.0	1.0	1248	$2,300	$1.84	43d	1	0.91mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	43d	1	0.95mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	7d	1	1.00mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	23d	1	1.04mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	43d	1	1.10mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	43d	1	1.14mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	16d	1	1.17mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	43d	1	1.19mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	43d	1	1.23mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	43d	7	1.29mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	43d	1	1.32mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	3d	1	1.35mi
5544 33rd Ave Unit NA Sacramento, CA	2.0	1.0	1200	$2,250	$1.88	7d	1	1.37mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	23d	1	1.42mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	12d	1	1.42mi
7351 Gigi Pl Unit 7353 Sacramento, CA	2.0	1.0	1000	$1,775	$1.77	23d	1	1.44mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	7d	1	1.45mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	3d	1	1.45mi
5701 Fruitridge Rd Sacramento, CA	2.0	1.0	875	$1,495	$1.71	43d	1	1.46mi
5364 Young St Unit 6 Sacramento, CA	2.0	1.0	750	$1,545	$2.06	4d	1	1.46mi
7051 Bowling Dr Sacramento, CA	1.0–2.0	1.0–1.5	716	$1,445	$2.02	2d	5	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $99,999 Active 99 DOM
2. 2026-06-17
   days on market $99,999 Active 98 DOM
3. 2026-06-16
   days on market $99,999 Active 97 DOM
4. 2026-06-15
   days on market $99,999 Active 96 DOM
5. 2026-06-13
   days on market $99,999 Active 94 DOM
6. 2026-06-13
   days on market $99,999 Active 93 DOM
7. 2026-06-09
   days on market $99,999 Active 90 DOM
8. 2026-06-08
   days on market $99,999 Active 89 DOM
9. 2026-06-07
   days on market $99,999 Active 88 DOM
10. 2026-06-05
    days on market $99,999 Active 85 DOM
11. 2026-06-03
    days on market $99,999 Active 84 DOM
12. 2026-06-02
    days on market $99,999 Active 83 DOM
13. 2026-06-01
    days on market $99,999 Active 82 DOM
14. 2026-05-31
    days on market $99,999 Active 81 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: $222 · $18/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$538/yr (+$45/mo · 242.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,015
• − Mortgage interest: −$5,601
• − Property taxes: −$222
• − Insurance: −$500
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$2,909
• Taxable income: $11,780
• Est. tax owed @ 24.0%: −$2,827
• After-tax cash flow: $9,920/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 of 1400 in CA

Livability — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 61,686
• Household income: $81,778
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1765.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 37% Hispanic / Latino 26% White 16% Two or more races 12% Black 10% Pacific Islander 4%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Russian 1% Portuguese 1%
• Foreign-born: 35% · Vietnam, Canada, China
• Languages at home: 47% English-only · Spanish 17% Other Asian/Pacific 13% Vietnamese 8%

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: ▼ -7.49%
• Current HPI: 962.47
• Rent YoY: ▼ -0.24%
• 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

+5.3%/yr

Latest (2025): $222 · -3.2% YoY. Source: county tax records.