3301 N Park Dr #3815 · Sacramento, CA 95835

$399,999

3 bd · 2.5 ba · 1,549 sqft · Condo public records · 10 Days on market

Built 2006 $350/mo HOA · 12% of rent

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Why this score? — see what drove the D 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).

• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.5/10.0

Listing remarks

Welcome to 3301 N Park Drive #3815, a beautifully maintained 3-bedroom, 2.5-bathroom townhome offering comfort, convenience, and low-maintenance living in one of Sacramento's most desirable communities. With 1,549 square feet of thoughtfully designed living space, this home features a spacious open-concept floor plan that's ready for your personal touch. The inviting living room is filled with natural light and centered around a cozy electric fireplace, creating the perfect space to relax or gather with family and friends. The living area flows seamlessly into the dining space and kitchen, complete with a breakfast bar, dining nook, and a functional combination of ceramic tile and laminate

Key facts

• Fitness center
• Clubhouse
• Barbecue area

Tags

• OPEN-CONCEPT FLOOR PLAN
• ELECTRIC FIREPLACE
• PRIVATE FENCED BACKYARD
• FITNESS CENTER
• CLUBHOUSE
• BARBECUE AREA

Property features AI

Finance

• HOA & community: Mandatory homeowners association; Monthly HOA fee of $350; HOA covers insurance, exterior maintenance, grounds maintenance, water, and pool; Community amenities include barbecue area, clubhouse, and gym

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas available; 220 volt electrical service with 220 volts in kitchen; Public sewer; Water meter on site; Irrigation source: other
• Home design: Attached condominium (residential); 2-story layout; Entry from street level
• Construction: Built in 2006; Tile roof
• Exterior features: Corner, private lot; Private above-ground pool with cabana; community/common facility pool features as well

Interior

• Kitchen: Kitchen with island and breakfast area; Pantry cabinet and pantry closet; Ceramic and laminate counters; Kitchen open to family room
• Bedrooms: 3 bedrooms (master bedroom on upper level)
• Flooring: Carpet, laminate, and vinyl flooring
• Bathrooms: 2 full bathrooms; 1 partial bathroom; Bathrooms feature double sinks, jetted tub, shower stall(s), tub, granite surfaces, tile, closets, and dual-flush and low-flow fixtures
• Heating & cooling: Central heating and central cooling; Electric and oil heating components; Fireplace heating; Ceiling fans and window units for cooling
• Interior features: Great room living area; Dining and living combined space; Family room; One electric fireplace in family room
• Laundry & utility: Laundry room with cabinets and laundry closet; Laundry chute; Dryer included; electric hookups; Inside-ground-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (27.1% below list).
• Recommended offer: $291k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: H. Allen Hight Elementary (802 students, 59% FRL); Natomas Middle (662 students, 65% FRL); Inderkum High (math 39% / reading 66%, grade C-, #289 of 1,170 statewide, top 25%, 2,266 students, 39% FRL).
• Market conditions: Rents rising (+1.4%/yr); 406 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 31% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (9.2% local appreciation)).
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $291,465 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.18% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.41×
• Total profit: $157,392
• Equity at exit: $336,806

10-year hold

• IRR: 16.5%
• Equity multiple: 5.26×
• Total profit: $476,878
• Equity at exit: $702,657

Cash invested: $112,000 (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 95835

• Home prices YoY: 3.5%
• Rents YoY: 1.4%
• Active inventory: 406
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,915 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$167
• HOA: −$350
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-532

Break-even live

Break-even rent $3,588

Max offer price $306,031

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-419	+0% $-532	+5% $-645	+10% $-758
Rent	-10% $-762	-5% $-647	+0% $-532	+5% $-417	+10% $-302
Rate	-1.0pp $-330	-0.5pp $-430	base $-532	+0.5pp $-636	+1.0pp $-741

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	45d	2	0.06mi
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	9d	1	0.13mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	45d	1	0.25mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$3,819	$3.11	0d	24	0.53mi
5301 E Commerce Way #34103 Sacramento, CA	3.0	3.0	1774	$3,000	$1.69	0d	1	0.65mi
5050 Trouville Ln Sacramento, CA	3.0	2.5	1583	$2,950	$1.86	45d	1	0.66mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,662	$2.00	25d	2	0.70mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,648	$1.98	18d	3	0.70mi
11 Long Warf Pl Sacramento, CA	3.0	2.5	1708	$2,795	$1.64	0d	1	0.70mi
3530 Callison Dr Sacramento, CA	4.0	2.5	2007	$3,000	$1.49	0d	1	0.74mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	3d	3	0.77mi
5301 E Commerce Way #58104 Sacramento, CA	3.0	2.5	1315	$2,900	$2.21	3d	1	0.79mi
4800 Westlake Pkwy #3008 Sacramento, CA	2.0	2.0	1304	$2,250	$1.73	45d	1	0.80mi
130 Penhow Cir Sacramento, CA	3.0	2.5	1618	$2,400	$1.48	0d	1	0.82mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	0d	1	0.86mi
3712 Bayou Rd Sacramento, CA	3.0	2.5	1660	$4,000	$2.41	4d	1	0.87mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	45d	1	0.89mi
30 Sheen Ct Sacramento, CA	3.0	2.5	1652	$2,850	$1.73	45d	1	0.91mi
4450 El Centro Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$2,348	$2.61	0d	11	0.93mi
17 Hertford Cir Sacramento, CA	3.0	2.5	1511	$2,450	$1.62	25d	1	0.94mi
3766 Bayou Rd Sacramento, CA	3.0	2.5	1660	$2,675	$1.61	45d	1	0.95mi
789 Greg Thatch Cir Sacramento, CA	3.0	2.5	2000	$2,990	$1.50	4d	1	0.98mi
2957 Nimes Ln Sacramento, CA	4.0	3.5	1920	$2,795	$1.46	45d	1	0.99mi
3044 Enchanted Walk Sacramento, CA	3.0	2.5	1351	$2,300	$1.70	0d	1	0.99mi
3396 Shaker Way Sacramento, CA	3.0	2.5	1815	$3,250	$1.79	13d	1	1.01mi
5350 Dunlay Dr #911 Sacramento, CA	3.0	2.0	1519	$2,750	$1.81	3d	1	1.03mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	23d	2	1.04mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	19d	3	1.04mi
301 Candela Cir Sacramento, CA	3.0	2.5	1541	$2,750	$1.78	16d	1	1.09mi
620 Candela Cir Sacramento, CA	3.0	2.5	1681	$2,595	$1.54	45d	1	1.10mi
4850 Natomas Blvd Sacramento, CA	1.0–2.0	1.0–2.0	837	$2,540	$3.03	0d	17	1.16mi
4355 Adriatic Sea Way Sacramento, CA	3.0	2.5	1763	$2,800	$1.59	0d	1	1.25mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$3,300	$3.51	0d	20	1.29mi
4237 Malta Island St Sacramento, CA	3.0	2.5	1954	$2,895	$1.48	45d	1	1.34mi
4500 Truxel Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$2,372	$2.64	0d	22	1.36mi
2001 Club Center Dr #3110 Sacramento, CA	2.0	2.5	1154	$2,195	$1.90	6d	1	1.36mi
4118 Adriatic Sea Way Sacramento, CA	3.0	2.5	1593	$2,995	$1.88	19d	1	1.46mi
3301 Arena Blvd Sacramento, CA	1.0–3.0	1.0–2.5	952	$2,725	$2.86	0d	1	1.48mi
35 Klondike Ct Sacramento, CA	3.0	2.5	2144	$3,000	$1.40	0d	1	1.50mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $399,999 Active 10 DOM
2. 2026-06-18
   days on market $399,999 Active 7 DOM
3. 2026-06-17
   days on market $399,999 Active 6 DOM
4. 2026-06-16
   days on market $399,999 Active 5 DOM
5. 2026-06-15
   days on market $399,999 Active 4 DOM
6. 2026-06-13
   days on market $399,999 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $399,999 Active 1 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: $2,642 · $220/mo
• Projected year-2 tax: $3,040 · $253/mo
• Expected delta: +$398/yr (+$33/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,976
• − Mortgage interest: −$22,406
• − Property taxes: −$2,642
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,798
• − Management: −$2,798
• − HOA: −$4,200
• − Depreciation: −$11,636
• Taxable loss: −$13,505
• Est. tax savings @ 24.0%: +$3,241
• After-tax cash flow: $-3,142/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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): 42,004
• Household income: $114,468
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1234.0

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 0.78)
• Race & ethnicity: Asian 30% White 29% Hispanic / Latino 19% Two or more races 15% Black 13%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Scotch-Irish 2% Italian 1% Romanian 1%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 66% English-only · Other Indo-European 10% Spanish 8% Other Asian/Pacific 4%

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: ▲ 9.18%
• Current HPI: 271.4823
• Rent YoY: ▲ 1.43%
• 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

-1.0%/yr

Latest (2025): $2,642 · -2.6% YoY. Source: county tax records.