3990 14th Ave · Sacramento, CA 95820

$275,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 50 Days on market

Built 1947 3,920 sqft lot $362/sqft · 28% below area Est $384k · 28% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! 2/1 situated on a large lot. Open kitchen, good sized bedrooms, tile flooring throughout home. Indoor laundry room. With some elbow grease, this home can truly shine once again! Close to public transportation.

Key facts

• Large lot
• Tile flooring
• Indoor laundry room

Tags

• LARGE LOT
• OPEN KITCHEN
• TILE FLOORING
• INDOOR LAUNDRY ROOM
• CLOSE TO PUBLIC TRANSPORTATION

Property features AI

Finance

• Other: Property located in Sacramento County, CA (ZIP 95820); Subdivision: Waring Villa
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage (1 car); Guest parking available; Sidewalk/curb/gutter along driveway
• Utilities: Public water; Sewer in street; Public district irrigation; Electric: see remarks; Other utilities
• Home design: Detached single-family residence; Residential property; Built in 1947; Fixer condition
• Construction: Composition roof; Detached construction; Year built 1947
• Exterior features: Back yard and front yard fencing; Chain link and masonry fencing; Full yard fencing; Composition roof; Lot details noted in remarks

Interior

• Kitchen: Laminate countertops; Appliances listed as 'See Remarks' (additional details in remarks)
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom with tile and tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Tile flooring; One-level home (single story); Family room; Space for dining in the kitchen; Kitchen has laminate counters; Living room described with other features; Laundry room inside; Pets allowed
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $71 ($850/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (21.9% below list).
• Recommended offer: $215k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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 50 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $131k; list at $275k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,642 (21.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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: 0.78% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (median comp): $384,033
• List price: $275,000
• Delta: -28.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4005 San Carlos Way	0.05mi	2/1.0	720 (-5%)	2mo	$224,000	$311	88
4001 11th Ave	0.21mi	2/1.0	782 (+3%)	7mo	$375,000	$480	80
3101 San Rafael Ct	0.49mi	2/1.0	730 (-4%)	2mo	$373,000	$511	69
3132 43rd St	0.50mi	2/1.0	796 (+5%)	6mo	$345,000	$433	63
3307 42nd St	0.41mi	2/2.0	816 (+7%)	2mo	$400,000	$490	62
4312 Howard Ave	0.60mi	2/1.0	780 (+3%)	7mo	$215,000	$276	62
3629 9th Ave	0.47mi	2/1.0	840 (+10%)	3mo	$365,000	$435	58
4508 13th Ave	0.39mi	2/1.0	852 (+12%)	6mo	$341,000	$400	57
3433 22nd Ave	0.63mi	2/1.0	816 (+7%)	2mo	$362,000	$444	56
3908 23rd Ave	0.51mi	2/1.0	864 (+14%)	4mo	$320,000	$370	50
3989 Broadway	0.54mi	1/1.0 (-1)	672 (-12%)	2mo	$350,000	$521	49
3541 21st Ave	0.55mi	1/1.0 (-1)	662 (-13%)	4mo	$305,000	$461	45

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-36,632
• Equity at exit: $41,003

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-11,567
• Equity at exit: $23,777

Cash invested: $77,000 (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 95820

• Rents YoY: 4.6%
• Active inventory: 124
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $71

Break-even live

Break-even rent $2,057

Max offer price $275,000

Occupancy floor 92%

Sensitivity live

Price	-10% $227	-5% $149	+0% $71	+5% $-7	+10% $-85
Rent	-10% $-99	-5% $-14	+0% $71	+5% $156	+10% $240
Rate	-1.0pp $209	-0.5pp $141	base $71	+0.5pp $0	+1.0pp $-73

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4116 W Nichols Ave Sacramento, CA	2.0	1.0	870	$1,799	$2.07	19d	1	0.14mi
3521 San Jose Way Sacramento, CA	2.0	1.0	818	$1,990	$2.43	25d	1	0.28mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,550	$2.36	8d	1	0.29mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,495	$2.31	23d	1	0.29mi
3900 38th St Sacramento, CA	3.0	2.0	1119	$2,540	$2.27	25d	1	0.31mi
3116 40th St Unit B Sacramento, CA	3.0	1.0	1029	$2,200	$2.14	45d	1	0.47mi
4200 35th St Sacramento, CA	3.0	1.0	1100	$2,200	$2.00	17d	1	0.49mi
3638 6th Ave Sacramento, CA	2.0	1.0	744	$2,095	$2.82	25d	1	0.60mi
3636 6th Ave Sacramento, CA	2.0	1.0	744	$2,095	$2.82	25d	1	0.60mi
3640 6th Ave Sacramento, CA	2.0	1.0	744	$2,095	$2.82	25d	1	0.61mi
3634 6th Ave Sacramento, CA	2.0	1.0	798	$2,295	$2.88	25d	1	0.61mi
3996 Sierra Vista Ave Unit 1/2 Sacramento, CA	1.0	1.0	659	$1,395	$2.12	25d	1	0.62mi
3401 21st Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	8d	1	0.62mi
4901 11th Ave Sacramento, CA	2.0	2.0	912	$2,500	$2.74	5d	1	0.67mi
4957 13th Ave Sacramento, CA	2.0	1.0	879	$2,095	$2.38	45d	1	0.70mi
4407 4th Ave Unit 2 Sacramento, CA	2.0	1.0	664	$1,500	$2.26	45d	1	0.72mi
3900 3rd Ave Sacramento, CA	3.0	1.0	882	$2,565	$2.91	25d	1	0.76mi
2908 12th Ave Sacramento, CA	2.0	1.0	1015	$1,795	$1.77	25d	1	0.76mi
4204 51st St Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	4d	1	0.78mi
4204 51st St Unit A Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	25d	1	0.78mi
3600 26th Ave Unit B Sacramento, CA	2.0	1.0	790	$1,480	$1.87	25d	1	0.81mi
2901 16th Ave Sacramento, CA	2.0	1.0	900	$1,900	$2.11	45d	1	0.82mi
4028 52nd St Unit 4028 Sacramento, CA	2.0	2.0	1100	$2,200	$2.00	45d	1	0.83mi
2761 Stockton Blvd Sacramento, CA	2.0	1.0–2.0	734	$2,842	$3.87	45d	1	0.84mi
5123 11th Ave Sacramento, CA	2.0	1.0	762	$2,300	$3.02	19d	1	0.85mi
3624 3rd Ave Unit 3624 Sacramento, CA	2.0	1.0	800	$3,200	$4.00	45d	1	0.88mi
3626 3rd Ave Unit 3626 Sacramento, CA	2.0	1.0	700	$3,000	$4.29	45d	1	0.88mi
4261 Sweetwater Ave Unit 3 Sacramento, CA	1.0	1.0	650	$1,270	$1.95	45d	1	0.89mi
3644 1st Ave Unit C Sacramento, CA	2.0	1.0	825	$1,795	$2.18	19d	1	0.98mi
5301 20th Ave Sacramento, CA	3.0	1.0	1053	$2,650	$2.52	45d	1	0.99mi
3259 Marshall Way #10 Sacramento, CA	2.0	1.0	550	$1,625	$2.95	45d	1	1.01mi
3259 Marshall Way #21 Sacramento, CA	2.0	1.0	550	$1,550	$2.82	19d	1	1.01mi
2704 21st Ave Sacramento, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	1.02mi
3042 53rd St Sacramento, CA	3.0	2.0	1115	$2,225	$2.00	45d	1	1.02mi
5619 42nd St Unit 5619-1 Sacramento, CA	2.0	1.0	925	$1,625	$1.76	13d	1	1.03mi
5609 Odea Dr Sacramento, CA	2.0	2.0	650	$1,795	$2.76	8d	1	1.04mi
5356 8th Ave Unit 5356 Sacramento, CA	2.0	1.0	745	$3,200	$4.30	17d	1	1.05mi
5356 8th Ave Unit 5358 Sacramento, CA	1.0	1.0	559	$1,995	$3.57	17d	1	1.05mi
5630 Odea Dr #4 Sacramento, CA	2.0	1.0	847	$1,375	$1.62	23d	1	1.07mi
3165 Soccer Aly Sacramento, CA	1.0	1.0	546	$1,495	$2.74	25d	1	1.08mi

Listing history 16 events

1. 2026-06-21
   days on market $275,000 Active 50 DOM
2. 2026-06-18
   days on market $275,000 Active 47 DOM
3. 2026-06-17
   days on market $275,000 Active 46 DOM
4. 2026-06-16
   days on market $275,000 Active 45 DOM
5. 2026-06-15
   days on market $275,000 Active 44 DOM
6. 2026-06-13
   days on market $275,000 Active 42 DOM
7. 2026-06-13
   days on market $275,000 Active 41 DOM
8. 2026-06-09
   days on market $275,000 Active 38 DOM
9. 2026-06-08
   days on market $275,000 Active 37 DOM
10. 2026-06-07
    days on market $275,000 Active 36 DOM
11. 2026-06-05
    days on market $275,000 Active 33 DOM
12. 2026-06-03
    days on market $275,000 Active 32 DOM
13. 2026-06-02
    days on market $275,000 Active 31 DOM
14. 2026-06-01
    days on market $275,000 Active 30 DOM
15. 2026-05-31
    days on market $275,000 Active 29 DOM
16. 1997-04-03
    soldstatus $130,950

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$1,272/yr (+$106/mo · 155.7%)

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

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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,757
• − Mortgage interest: −$15,404
• − Property taxes: −$818
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$8,000
• Taxable loss: −$3,961
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $1,801/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 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): 35,410
• Household income: $78,436
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1255.0

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 41% White 31% Two or more races 17% Black 11% Asian 11% Pacific Islander 2%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Italian 2% Russian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 23% Other Asian/Pacific 5% Chinese 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: ▼ -473.17%
• Current HPI: 413.4424
• Rent YoY: ▲ 4.62%
• 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

1 event — show timeline

• 1997-04-03 Sold (Public Records) $130,950 Public Records

Property tax history

-5.4%/yr

Latest (2025): $818 · +1.4% YoY. Source: county tax records.