420 Cleveland Ave · Sacramento, CA 95833

$1,000,000

1 bd · 3.0 ba · 1,764 sqft · MultiFamily public records · 61 Days on market

Built 1949 0.47 ac lot $567/sqft · 124% above area

---

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
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare 13-unit mixed-use income opportunity in Sacramento's Gardenland neighborhood, delivering immediate cash flow at a 6.88% cap rate. Priced at $1,150,000 ($88,462/unit) on a 0.47-acre corner lot. Diversified rent roll spans seven individually metered RV pads, four detached studios in a single-story four-plex, one cottage-studio, and one cottage-one-bedroom generating $134,400 in gross annual rental income. RV tenants pay their own electric (owner reads individual meters monthly and bills back) plus propane; city water, sewer, and garbage are included. The four-plex and cottages are wood-frame construction originally built in 1949. Central North Sacramento location 1.4 miles from Arden/De

Key facts

• Detached studios
• Cottage-studio
• Corner lot

Tags

• MIXED-USE INCOME OPPORTUNITY
• CORNER LOT
• RV PADS
• DETACHED STUDIOS
• COTTAGE-STUDIO
• COTTAGE-ONE-BEDROOM

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Total of 13 parking spaces
• Utilities: Public water; Public sewer; Natural gas connected; Cable available; Internet available
• Home design: Residential income property; 5 or more units; Mixed-use; flats and garden apartments; Detached cottage on site; Built in 1949
• Construction: Composition roof; Building name: Gardenland Trailer Court
• Exterior features: Fenced yard; Yard space; Sidewalk; Landscaped front; Irregular lot shape

Interior

• Kitchen: Appliances vary by unit
• Bedrooms: Multiple 1-bedroom units (at least one occupied)
• Flooring: Flooring varies by unit
• Bathrooms: Several units with full bathrooms (individual unit counts vary; multiple units with 1 full bath)
• Heating & cooling: Heating varies by unit; Cooling varies by unit
• Interior features: Covered patio; Window features vary by unit; Levels: One-story building
• Laundry & utility: Laundry features vary by unit; Separate meters for electricity and gas (varies by unit)

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $8k ($95k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.00M).
• Recommended offer: $940k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: 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.
• Zoned schools: Woodlake Elementary (321 students, 94% FRL); Rio Tierra Junior High (292 students, 89% FRL); Grant Union High (2,040 students, 88% FRL).
• Market conditions: Rents rising (+3.8%/yr); 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $18,362/mo this rent would consume 225% of the median local household income ($98k/yr) (locally 1743% 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 $7k of loan paydown is wiped out by about $30k 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 + 3.8% rent growth), your $280k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($940k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $620k; list at $1.00M implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $940,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.84% ✓
• Cap rate: 15.98%
• Cash-on-cash: 34.59%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $445,464
• List price: $1,000,000
• Delta: 124.48%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.28×
• Total profit: $359,386
• Equity at exit: $149,103

10-year hold

• IRR: 38.0%
• Equity multiple: 4.67×
• Total profit: $1,028,600
• Equity at exit: $86,462

Cash invested: $280,000 (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 95833

• Rents YoY: 3.8%
• Active inventory: 136
• Price-to-rent: 59.0×

Monthly cashflow live

• Estimated rent: $18,362 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$774 /mo · $9,286/yr
• Insurance: −$417
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,856
• Net cashflow: $7,946

Break-even live

Break-even rent $8,304

Max offer price $1,000,000

Occupancy floor 52%

Sensitivity live

Price	-10% $8,512	-5% $8,229	+0% $7,946	+5% $7,663	+10% $7,380
Rent	-10% $6,496	-5% $7,221	+0% $7,946	+5% $8,671	+10% $9,397
Rate	-1.0pp $8,450	-0.5pp $8,200	base $7,946	+0.5pp $7,687	+1.0pp $7,423

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

Units	Beds	Baths	Est. rent
▸ 13× units	1	3	$18,356
Total (13 units)			$18,362

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
570 Media Pl Sacramento, CA	1.0–3.0	1.0–2.0	929	$2,111	$2.27	0d	23	1.19mi
775 N 6th St Sacramento, CA	3.0	1.0–2.0	1037	$2,328	$2.25	0d	35	1.25mi

Listing history 17 events

1. 2026-06-21
   days on market $1,000,000 Active 61 DOM
2. 2026-06-18
   days on market $1,000,000 Active 58 DOM
3. 2026-06-17
   days on market $1,000,000 Active 57 DOM
4. 2026-06-16
   days on market $1,000,000 Active 56 DOM
5. 2026-06-15
   days on market $1,000,000 Active 55 DOM
6. 2026-06-13
   days on market $1,000,000 Active 53 DOM
7. 2026-06-13
   days on market $1,000,000 Active 52 DOM
8. 2026-06-09
   days on market $1,000,000 Active 49 DOM
9. 2026-06-08
   days on market $1,000,000 Active 48 DOM
10. 2026-06-07
    days on market $1,000,000 Active 47 DOM
11. 2026-06-03
    days on market $1,000,000 Active 43 DOM
12. 2026-06-02
    days on market $1,000,000 Active 42 DOM
13. 2026-06-01
    days on market $1,000,000 Active 41 DOM
14. 2026-05-31
    days on market $1,000,000 Active 40 DOM
15. 2022-02-02
    soldstatus $620,000
16. 2013-10-31
    soldstatus $284,000
17. 1985-09-20
    soldstatus $192,500

ⓘ 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: $9,286 · $774/mo
• Projected year-2 tax: $9,286 · $774/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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $220,344
• − Mortgage interest: −$56,016
• − Property taxes: −$9,286
• − Insurance: −$6,502
• − Repairs & maintenance: −$17,628
• − Management: −$17,628
• − Depreciation: −$29,091
• Taxable income: $84,194
• Est. tax owed @ 24.0%: −$20,207
• After-tax cash flow: $75,147/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): 42,265
• Household income: $97,792
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1743.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 41% White 27% Two or more races 20% Black 12% Asian 10% Pacific Islander 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 2% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 66% English-only · Spanish 22% Other Indo-European 4% Other Asian/Pacific 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: ▼ -230.78%
• Current HPI: 307.7212
• Rent YoY: ▲ 3.82%
• 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

+222.1% since first listed

3 events — show timeline

• 2022-02-02 Sold (Public Records) $620,000 Public Records
• 2013-10-31 Sold (Public Records) $284,000 Public Records
• 1985-09-20 Sold (Public Records) $192,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $9,286 · +3.7% YoY. Source: county tax records.