6900 Almond Ave #111 · Orangevale, CA 95662

$157,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 47 Days on market

Built 1971 $109/sqft · at area comps Est $159k · 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 +8.0/15.0
• 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 spacious and beautifully refreshed 2-bedroom, 2-bath home nestled in a peaceful, active senior community discreetly tucked among charming single-family residences. This inviting home features a freshly painted interior, brand-new flooring throughout, and dual pane windows for year-round energy efficiency, creating a comfortable and move-in ready living space. For added peace of mind, a clear pest report is also available. Start your mornings on the covered porch, the perfect spot to relax with a cup of coffee while enjoying the sight of a flourishing grapevine that produces delicious, homegrown grapes right outside your door, along with a lovely apricot tree adding charm and

Key facts

• Covered porch
• Brand new flooring
• Dual pane windows

Tags

• FRESHLY PAINTED INTERIOR
• BRAND NEW FLOORING
• DUAL PANE WINDOWS
• COVERED PORCH
• FLOURISHING GRAPEVINE
• APRICOT TREE

Property features AI

Finance

• Financial info: Land lease (yes) — monthly amount listed
• 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; 220V in kitchen
• Home design: Manufactured home in park; Double wide; Built in 1971
• Construction: Metal roof; Aluminum skirting; Manufacturer/Make: Blair
• Exterior features: Carport awning; Porch awning; Close to clubhouse

Interior

• Kitchen: Hood over range; Dishwasher; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s); Wall unit(s); Window unit(s)
• Interior features: Hood over range; Dishwasher; Covered deck and porch; Dual pane full windows; Laminate countertops in kitchen; Dining area combined with living space
• Laundry & utility: Washer and dryer included (inside area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $152k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.7% in Orangevale — 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 59/100 on livability (#635 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: crime F, amenities F, commute 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); 130 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 30% of the median local income ($97k/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 $5k 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 $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1971 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.67%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $158,815
• List price: $157,000
• Delta: -1.14%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6900 Almond Ave #99	0.04mi	2/2.0	1,440 (0%)	1mo	$165,000	$115	97
6900 Almond #49	0.11mi	2/2.0	1,440 (0%)	2mo	$165,000	$115	94
6900 Almond Ave #37	0.00mi	2/2.0	1,440 (0%)	9mo	$145,000	$101	93
6900 Almond Ave #33	0.03mi	2/2.0	1,440 (0%)	9mo	$107,000	$74	91
6900 Almond Ave #94	0.04mi	2/2.0	1,440 (0%)	13mo	$122,500	$85	87
6900 Almond Ave #90	0.03mi	2/2.0	1,416 (-2%)	13mo	$169,000	$119	85
6900 Almond Ave #51	0.12mi	2/2.0	1,416 (-2%)	16mo	$174,000	$123	79
6900 Almond Ave #3	0.04mi	2/2.0	1,500 (+4%)	19mo	$138,100	$92	75
6900 Almond Ave #91	0.07mi	3/2.0 (+1)	1,400 (-3%)	17mo	$107,000	$76	73
6900 Almond Ave #48	0.03mi	3/2.0 (+1)	1,400 (-3%)	24mo	$159,999	$114	69

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.57×
• Total profit: $24,927
• Equity at exit: $23,409

10-year hold

• IRR: 22.3%
• Equity multiple: 2.81×
• Total profit: $79,681
• Equity at exit: $13,574

Cash invested: $43,960 (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 95662

• Rents YoY: 1.9%
• Active inventory: 130
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $830

Break-even live

Break-even rent $1,373

Max offer price $157,000

Occupancy floor 61%

Sensitivity live

Price	-10% $939	-5% $885	+0% $830	+5% $776	+10% $722
Rent	-10% $639	-5% $735	+0% $830	+5% $926	+10% $1,022
Rate	-1.0pp $909	-0.5pp $870	base $830	+0.5pp $790	+1.0pp $748

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6213 Almond Ave Orangevale, CA	3.0	2.0	1200	$2,395	$2.00	44d	1	0.82mi
8721 Greenback Ln Orangevale, CA	1.0–2.0	1.0–2.0	844	$2,213	$2.62	44d	5	0.88mi
6306 Trajan Dr Orangevale, CA	3.0	2.5	1587	$2,700	$1.70	24d	1	0.89mi
8629 El Sobrante Way Orangevale, CA	3.0	2.0	1117	$2,500	$2.24	44d	1	1.02mi
7024 Allenwood Ct Citrus Heights, CA	3.0	2.0	1672	$3,400	$2.03	44d	1	1.11mi
8176 Greenback Ln Fair Oaks, CA	1.0–2.0	1.0–2.0	833	$1,885	$2.26	15d	4	1.43mi
12801 Fair Oaks Blvd Citrus Heights, CA	1.0–2.0	1.0–2.0	750	$2,062	$2.75	3d	25	1.46mi
9121 Echo Point Pl Orangevale, CA	3.0	3.0	1829	$2,700	$1.48	24d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $157,000 Active 47 DOM
2. 2026-06-18
   days on market $157,000 Active 44 DOM
3. 2026-06-17
   days on market $157,000 Active 43 DOM
4. 2026-06-16
   days on market $157,000 Active 42 DOM
5. 2026-06-15
   days on market $157,000 Active 41 DOM
6. 2026-06-13
   days on market $157,000 Active 39 DOM
7. 2026-06-13
   days on market $157,000 Active 38 DOM
8. 2026-06-09
   days on market $157,000 Active 35 DOM
9. 2026-06-08
   days on market $157,000 Active 34 DOM
10. 2026-06-07
    days on market $157,000 Active 33 DOM
11. 2026-06-05
    days on market $157,000 Active 30 DOM
12. 2026-06-03
    days on market $157,000 Active 29 DOM
13. 2026-06-02
    days on market $157,000 Active 28 DOM
14. 2026-06-01
    days on market $157,000 Active 27 DOM
15. 2026-05-31
    days on market $157,000 Active 26 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 2/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,095
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$4,567
• Taxable income: $7,938
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $8,060/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 — Orangevale

• Score: 59/100
• State rank: #635
• US rank: #19999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orangevale, CA
• County: Sacramento County · 1,539,646 people
• City population: 32,600
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 32,600
• Household income: $96,689
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 919.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 12% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 4% Italian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -471.79%
• Current HPI: 297.1675
• Rent YoY: ▲ 1.94%
• 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