694 - 698 Eleanor Ave · Sacramento, CA 95815

$399,900

4 bd · 2.0 ba · 1,820 sqft · MultiFamily public records · 66 Days on market

Built 1950 5,663 sqft lot $220/sqft · 32% below area Est $584k · 32% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This is a great investment property located at 694-698 Eleanor Ave. At 1,820 sq ft. , this duplex has 2 bedrooms and 1 bath 910sf with laundry room/hookups on each side. The property has seen several updates over the last three years. Unit 694 includes kitchen cabinets, laminate flooring in the bedrooms, and a refrigerator. Additionally, a water heater has been installed, complete with a permit and inspection. Unit 698 includes carpet in the bedrooms. Current rents are below market potential for upside!

Key facts

• Laminate flooring
• Laundry room
• Water heater

Tags

• INVESTMENT PROPERTY
• LAUNDRY ROOM
• KITCHEN CABINETS
• LAMINATE FLOORING
• WATER HEATER
• CARPET

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive. Per door: $300/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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 (+1.5%/yr); 98 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $4,392/mo this rent would consume 88% of the median local household income ($60k/yr) (locally 1877% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 66 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $238k; list at $400k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $584,011
• List price: $399,900
• Delta: -31.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
791 - 789 Lampasas Ave	0.12mi	5/4.0 (+1)	1,909 (+5%)	8mo	$585,000	$306	66
795 - 793 Lampasas Ave	0.14mi	4/4.0	1,988 (+9%)	8mo	$560,000	$282	64
748 Lampasas Ave	0.14mi	4/4.0	1,944 (+7%)	14mo	$638,000	$328	62
333 Barrette Ave	0.67mi	4/4.0	1,863 (+2%)	0mo	$528,000	$283	57
2283 Oakmont St	0.63mi	4/2.0	1,866 (+2%)	21mo	$565,000	$303	49
3305 - 3307 Altos Ave	0.74mi	4/2.0	1,800 (-1%)	19mo	$375,000	$208	48
3309 - 3311 Altos Ave	0.75mi	4/1.0	1,800 (-1%)	18mo	$380,000	$211	45
757 - 761 Carroll Ave	0.73mi	4/2.0	1,800 (-1%)	24mo	$382,000	$212	44
2372 Beaumont	0.54mi	4/3.0	1,700 (-7%)	23mo	$506,000	$298	40
2861 Taft St	0.71mi	4/2.0	1,596 (-12%)	13mo	$360,000	$226	35
761 Dixieanne Ave	0.48mi	5/3.0 (+1)	2,065 (+14%)	17mo	$580,000	$281	32

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.88×
• Total profit: $-13,952
• Equity at exit: $59,626

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $35,807
• Equity at exit: $34,576

Cash invested: $111,972 (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 95815

• Home prices YoY: -32.2%
• Rents YoY: 1.5%
• Active inventory: 98
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $4,392 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$306 /mo · $3,666/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$922
• Net cashflow: $900

Break-even live

Break-even rent $3,252

Max offer price $399,900

Occupancy floor 74%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,392
Total (3 units)			$4,392

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2472 Ben Ali Way Sacramento, CA	3.0	2.5	1318	$3,450	$2.62	2d	1	0.45mi
1013 Santiago Ave Sacramento, CA	3.0	2.0	1300	$2,148	$1.65	2d	1	0.48mi
2680 Grove Ave Sacramento, CA	3.0	1.0	1360	$2,700	$1.99	2d	1	0.50mi
2680 Grove Ave Unit NA Sacramento, CA	3.0	1.0	1360	$2,500	$1.84	2d	1	0.50mi
570 Media Pl Sacramento, CA	1.0–3.0	1.0–2.0	929	$3,511	$3.78	2d	23	1.04mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	16d	1	1.10mi
1542 Bartlett Ln Sacramento, CA	3.0	1.0–3.5	1141	$3,799	$3.33	2d	33	1.29mi
1567 Bartlett Ln Sacramento, CA	3.0	1.0–3.5	1200	$3,380	$2.82	2d	25	1.29mi
2621 Mysin Way Sacramento, CA	4.0	2.0	1740	$2,845	$1.64	2d	1	1.36mi
581 Summer Garden Way Sacramento, CA	4.0	2.0	1500	$2,800	$1.87	2d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $399,900 Active 66 DOM
2. 2026-06-17
   days on market $399,900 Active 65 DOM
3. 2026-06-16
   days on market $399,900 Active 64 DOM
4. 2026-06-15
   days on market $399,900 Active 63 DOM
5. 2026-06-13
   days on market $399,900 Active 61 DOM
6. 2026-06-13
   days on market $399,900 Active 60 DOM
7. 2026-06-09
   days on market $399,900 Active 57 DOM
8. 2026-06-08
   days on market $399,900 Active 56 DOM
9. 2026-06-07
   days on market $399,900 Active 55 DOM
10. 2026-06-03
    days on market $399,900 Active 51 DOM
11. 2026-06-02
    days on market $399,900 Active 50 DOM
12. 2026-06-01
    days on market $399,900 Active 49 DOM
13. 2026-05-31
    days on market $399,900 Active 48 DOM
14. 2017-09-21
    soldstatus $238,500
15. 2013-06-24
    soldstatus $145,000
16. 2012-12-27
    soldstatus $51,000
17. 2012-12-27
    soldstatus $65,000
18. 2010-06-16
    soldstatus $51,000
19. 2005-08-01
    soldstatus $317,500
20. 2003-10-29
    soldstatus $190,000
21. 1980-05-05
    soldstatus $14,500

ⓘ 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: $3,666 · $306/mo
• Projected year-2 tax: $3,666 · $306/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 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 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 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,704
• − Mortgage interest: −$22,401
• − Property taxes: −$3,666
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,216
• − Management: −$4,216
• − Depreciation: −$11,633
• Taxable income: $4,572
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $9,708/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 — 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): 26,658
• Household income: $60,097
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 1877.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 42% White 28% Two or more races 14% Black 12% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 28% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -213.04%
• Current HPI: 449.1398
• Rent YoY: ▲ 1.52%
• 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

Price history

+1544.8% since first listed

8 events — show timeline

• 2017-09-21 Sold (Public Records) $238,500 Public Records
• 2013-06-24 Sold (Public Records) $145,000 Public Records
• 2012-12-27 Sold (Public Records) $65,000 Public Records
• 2012-12-27 Sold (Public Records) $51,000 Public Records
• 2010-06-16 Sold (Public Records) $51,000 Public Records
• 2005-08-01 Sold (Public Records) $317,500 Public Records
• 2003-10-29 Sold (Public Records) $190,000 Public Records
• 1980-05-05 Sold (Public Records) $14,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,666 · +3.8% YoY. Source: county tax records.