77088 Lauppe Ln · Citrus Heights, CA 95621

$79,999

2 bd · 1.0 ba · 1,032 sqft · Manufactured · 39 Days on market

Built 1970 $78/sqft · at area comps Est $78k · at est.

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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 +6.4/15.0
• Schools +4.4/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 2-bedroom, 1-bathroom home in the highly desirable Oak Grove Estates senior community! Thoughtfully refreshed inside and out, this move-in-ready home offers comfort, style, and easy living. Recent upgrades include fresh interior and exterior paint (including the shed), laminate flooring, new bedroom carpet, updated cabinet doors throughout, brushed-nickel hardware, new door handles, reglazed countertops and sinks, and new drawers in the kitchen, bathrooms, and the built-in hutch. The kitchen shines with LED lighting, a stainless gas stove, dishwasher, and hood above the stove. Additional improvements include updated faucets, new floor registers, and 3 new

Key facts

• New floor registers
• Reglazed countertops
• Led lighting

Tags

• UPDATED CABINET DOORS
• BRUSHED-NICKEL HARDWARE
• REGLAZED COUNTERTOPS
• LED LIGHTING
• STAINLESS GAS STOVE
• NEW FLOOR REGISTERS

Property features AI

Finance

• Other: Directions: Hwy 80 to west on Antelope, right on Lauppe Ln, left into park, left at the dead end, home is the last home on the right
• Financial info: Land lease: No (land lease amount listed separately)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking; no garage
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter
• Home design: Manufactured home (double wide) located in a park; Built in 1970
• Construction: Fuqua manufactured home; Aluminum skirting; Elastomeric roof; Built in 1970
• Exterior features: Corner lot; Elastomeric roof; Aluminum skirting

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s)
• Interior features: Carpet flooring; Unfurnished; Living room with flexible/other features; Dining and family area combined; Laminate kitchen countertops; Shower stall(s)
• Laundry & utility: Laundry area (other); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $553 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) 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 $77,599 (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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.52% ✓
• Cap rate: 21.90%
• Cash-on-cash: 55.75%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (median comp): $78,157
• List price: $79,999
• Delta: 2.36%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77028 Lauppe Ln	0.11mi	2/2.0	1,120 (+8%)	1mo	$80,000	$71	75
77132 Lauppe Ln #132	0.16mi	2/2.0	991 (-4%)	19mo	$150,000	$151	66
77094 Lauppe Ln	0.18mi	3/1.5 (+1)	940 (-9%)	8mo	$77,500	$82	63

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: 52.8%
• Equity multiple: 3.28×
• Total profit: $51,141
• Equity at exit: $11,928

10-year hold

• IRR: 57.6%
• Equity multiple: 6.41×
• Total profit: $121,142
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,041

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 43%

Sensitivity live

Price	-10% $1,096	-5% $1,068	+0% $1,041	+5% $1,013	+10% $985
Rent	-10% $881	-5% $961	+0% $1,041	+5% $1,120	+10% $1,200
Rate	-1.0pp $1,081	-0.5pp $1,061	base $1,041	+0.5pp $1,020	+1.0pp $999

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7437 Antelope Rd Citrus Heights, CA	2.0	2.5	1287	$2,550	$1.98	5d	1	0.11mi
7541 Ramona Ln Citrus Heights, CA	1.0–2.0	1.0–2.0	837	$2,295	$2.74	3d	9	0.60mi
7658 Poppy Way Unit 7658 Citrus Heights, CA	2.0	1.0	900	$1,695	$1.88	4d	1	0.67mi
7658 Poppy Way Citrus Heights, CA	2.0	1.0	900	$1,785	$1.98	15d	1	0.67mi
7727 Mariposa Ave Unit 5 Citrus Heights, CA	2.0	1.0	725	$1,795	$2.48	44d	1	0.70mi
7434 Auburn Oaks Ct Citrus Heights, CA	1.0–2.0	1.0	790	$1,875	$2.37	24d	4	0.75mi
7434 Auburn Oaks Ct Citrus Heights, CA	2.0	1.0	890	$1,975	$2.22	4d	1	0.75mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,695	$1.82	44d	1	0.83mi
7445 Auburn Oaks Ct Unit K Citrus Heights, CA	2.0	2.0	929	$1,700	$1.83	22d	1	0.83mi
7139 Baranga Dr Citrus Heights, CA	3.0	1.5	1162	$2,500	$2.15	3d	1	0.85mi
7135 Cobalt Way Citrus Heights, CA	3.0	1.0	1200	$1,995	$1.66	5d	1	0.97mi
7323 Chivalry Way Citrus Heights, CA	2.0	2.0	1121	$2,095	$1.87	11d	1	1.02mi
7603 Linden Ave Citrus Heights, CA	2.0	1.5	990	$1,900	$1.92	18d	1	1.06mi
7915 Zenith Dr Citrus Heights, CA	2.0	1.0	1015	$1,895	$1.87	22d	1	1.07mi
7120 Van Maren Ln Citrus Heights, CA	3.0	2.0	1292	$2,495	$1.93	18d	1	1.08mi
7827 Zenith Dr Citrus Heights, CA	2.0	2.0	1031	$1,995	$1.94	15d	1	1.12mi
7840 Antelope Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	840	$1,675	$1.99	44d	1	1.15mi
6413 Tupelo Dr Citrus Heights, CA	1.0–2.0	1.0–2.0	775	$2,000	$2.58	2d	10	1.15mi
6841 Castleberry Cir Citrus Heights, CA	3.0	2.0	1162	$2,300	$1.98	5d	1	1.16mi
7849 Sunrise Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	842	$1,800	$2.14	8d	1	1.17mi
7856 Old Auburn Rd Apt 8 Citrus Heights, CA	2.0	1.5	950	$1,395	$1.47	21d	1	1.18mi
7311 Huntington Square Ln Citrus Heights, CA	2.0	1.0	975	$1,955	$2.01	2d	5	1.18mi
7441 Tiara Way Unit A Citrus Heights, CA	2.0	1.0	894	$1,295	$1.45	24d	1	1.21mi
7761 Pompei Ct Unit 7763 Citrus Heights, CA	2.0	1.0	900	$1,705	$1.89	24d	1	1.24mi
7444 Tiara Way Unit D Citrus Heights, CA	2.0	1.0	1020	$1,850	$1.81	44d	1	1.24mi
7429 Sunrise Blvd Citrus Heights, CA	2.0	2.5	1319	$2,000	$1.52	44d	1	1.27mi
7885 Vista Ridge Dr Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	4d	1	1.33mi
7885 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$2,000	$2.36	5d	1	1.33mi
7887 Vistaridge Dr Unit 1 Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	5d	1	1.33mi
7887 Vistaridge Dr Citrus Heights, CA	2.0	1.0	848	$1,950	$2.30	3d	1	1.33mi
7522 Sunrise Blvd Unit 210 Citrus Heights, CA	2.0	1.0	800	$1,725	$2.16	44d	1	1.36mi
6635 Sylvan Rd Citrus Heights, CA	1.0–2.0	1.0–2.0	865	$2,120	$2.45	8d	8	1.36mi
8237 Sunrise Blvd Citrus Heights, CA	3.0	2.0	1050	$2,095	$2.00	8d	1	1.38mi
1000 Cirby Oaks Way Roseville, CA	1.0	1.0	700	$1,955	$2.79	2d	2	1.47mi
3 Somer Ridge Dr Roseville, CA	1.0–2.0	1.0–2.0	909	$2,270	$2.50	2d	6	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $79,999 Active 39 DOM
2. 2026-06-18
   days on market $79,999 Active 36 DOM
3. 2026-06-17
   days on market $79,999 Active 35 DOM
4. 2026-06-16
   days on market $79,999 Active 34 DOM
5. 2026-06-16
   price $79,999 Active 33 DOM
6. 2026-06-15
   days on market $89,999 Active 33 DOM
7. 2026-06-13
   days on market $89,999 Active 31 DOM
8. 2026-06-13
   days on market $89,999 Active 30 DOM
9. 2026-06-09
   days on market $89,999 Active 27 DOM
10. 2026-06-08
    days on market $89,999 Active 26 DOM
11. 2026-06-07
    days on market $89,999 Active 25 DOM
12. 2026-06-05
    pricedays on market $89,999 Active 22 DOM
13. 2026-06-03
    days on market $99,000 Active 21 DOM
14. 2026-06-02
    days on market $99,000 Active 20 DOM
15. 2026-06-01
    days on market $99,000 Active 19 DOM
16. 2026-05-31
    days on market $99,000 Active 18 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 ≥103°F today · 14 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: $24,206
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$2,327
• Taxable income: $11,924
• Est. tax owed @ 24.0%: −$2,862
• After-tax cash flow: $9,626/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): 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

Property tax history

+1.1%/yr

Latest (2025): $108 · -3.3% YoY. Source: county tax records.