4534 13th Ave · Sacramento, CA 95820

$459,000

4 bd · 2.0 ba · 1,557 sqft · MultiFamily public records · 56 Days on market

Built 1952 6,534 sqft lot $295/sqft · 6% below area Est $489k · 6% 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).

• Cash flow +22.2/30.0
• ARV discount +10.2/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 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: 2 units. confirmed

Listing remarks

Incredible investment opportunity! This affordable and aggressively priced duplex provides instant income. Both units are rented and feature 2 bedrooms and a full bath and onsite parking. The large lot also features an outbuilding for additional tenant storage. The property is located within a short drive to the UCD Medical Center and highway 99. All inspections have been done and are available upon request. Don't delay, start generating income today!

Key facts

• Outbuilding
• Onsite parking
• Large lot

Tags

• INVESTMENT OPPORTUNITY
• AFFORDABLE DUPLEX
• ONSITE PARKING
• LARGE LOT
• OUTBUILDING
• SHORT DRIVE TO HIGHWAY 99

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Off-street parking (1 total)
• Utilities: Public water; Public sewer; Irrigation from public district
• Home design: Duplex (residential income); House style; Built in 1952; One-story
• Construction: Composition roof
• Exterior features: Sidewalk on lot

Interior

• Kitchen: Microwave; Free-standing electric oven
• Bedrooms: Each unit has 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall-mounted cooling units; Window air conditioning units
• Interior features: Two-unit residential income property (duplex); One story
• Laundry & utility: Laundry: other (unspecified)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $459k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive. Per door: $373/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $459k).
• Recommended offer: $445k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 121 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• At $4,608/mo this rent would consume 70% of the median local household income ($78k/yr) (locally 1255% 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 $14k 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 56 days — a 3% lower offer ($445k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $240k; list at $459k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $445,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $488,767
• List price: $459,000
• Delta: -6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3556 43rd St	0.22mi	4/2.0	1,538 (-1%)	19mo	$507,500	$330	72
4901 - 4903 10th Ave	0.31mi	4/2.0	1,458 (-6%)	12mo	$610,000	$418	65
5081 10th Ave	0.45mi	3/2.0 (-1)	1,615 (+4%)	6mo	$625,000	$387	62
4000 11th Ave	0.39mi	4/2.0	1,614 (+4%)	21mo	$450,000	$279	58
5001 11th Ave	0.34mi	3/2.5 (-1)	1,760 (+13%)	0mo	$575,000	$327	55
3557 - A & B 6th Ave	0.49mi	4/2.0	1,622 (+4%)	20mo	$430,000	$265	54
3811 15th Ave	0.68mi	4/3.0	1,450 (-7%)	5mo	$565,000	$390	49
4407 4th Ave	0.58mi	4/2.0	1,664 (+7%)	24mo	$760,000	$457	42
3946 23rd Ave/4806 Mendocino	0.71mi	5/2.0 (+1)	1,600 (+3%)	23mo	$515,000	$322	38
4501 48th St	0.45mi	3/2.0 (-1)	1,367 (-12%)	23mo	$383,750	$281	34

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-19,306
• Equity at exit: $68,438

10-year hold

• IRR: 7.4%
• Equity multiple: 1.59×
• Total profit: $76,364
• Equity at exit: $39,686

Cash invested: $128,520 (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: 121
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,608 high
• Mortgage (P&I): −$2,407
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$968
• Net cashflow: $746

Break-even live

Break-even rent $3,663

Max offer price $459,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,006	-5% $876	+0% $746	+5% $617	+10% $487
Rent	-10% $382	-5% $564	+0% $746	+5% $928	+10% $1,110
Rate	-1.0pp $978	-0.5pp $863	base $746	+0.5pp $627	+1.0pp $506

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,608
Total (2 units)			$4,608

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,550	$2.36	8d	1	0.14mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,495	$2.31	22d	1	0.14mi
4624 11th Ave Sacramento, CA	4.0	2.0	1643	$3,200	$1.95	44d	1	0.15mi
3400 44th St Sacramento, CA	3.0	2.5	1578	$2,495	$1.58	44d	1	0.27mi
4311 48th St Sacramento, CA	3.0	1.0	1313	$2,150	$1.64	44d	1	0.37mi
5017 10th Ave Sacramento, CA	3.0	2.0	1400	$2,600	$1.86	17d	1	0.41mi
4204 51st St Unit A Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	24d	1	0.46mi
4204 51st St Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	3d	1	0.46mi
3210 40th St Unit 1/2 Sacramento, CA	3.0	1.0	1280	$1,990	$1.55	15d	1	0.52mi
5221 9th Ave Sacramento, CA	3.0	1.5	1626	$3,000	$1.85	17d	1	0.56mi
4930 Bonniemae Way Sacramento, CA	3.0	2.0	1289	$2,500	$1.94	44d	1	0.64mi
3042 53rd St Sacramento, CA	3.0	2.0	1115	$2,225	$2.00	45d	1	0.67mi
3900 38th St Sacramento, CA	3.0	2.0	1119	$2,540	$2.27	24d	1	0.69mi
5301 20th Ave Sacramento, CA	3.0	1.0	1053	$2,650	$2.52	44d	1	0.70mi
3407 37th St Sacramento, CA	4.0	1.0	1371	$1,845	$1.35	44d	1	0.75mi
4200 35th St Sacramento, CA	3.0	1.0	1100	$2,200	$2.00	17d	1	0.87mi
4225 Y St Sacramento, CA	3.0	2.0	1780	$4,450	$2.50	44d	1	0.91mi
3402 7th Ave Sacramento, CA	3.0	1.0	1139	$1,950	$1.71	3d	1	0.95mi
3480 22nd Ave Sacramento, CA	3.0	2.0	1549	$2,500	$1.61	18d	1	0.99mi
3401 21st Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	8d	1	0.99mi
5321 57th St Sacramento, CA	4.0	2.0	1248	$2,399	$1.92	44d	1	1.24mi
3675 T St Sacramento, CA	3.0	1.0–2.0	976	$4,060	$4.16	3d	9	1.41mi

Listing history 17 events

1. 2026-06-19
   price $459,000 Active 56 DOM
2. 2026-06-18
   days on market $479,950 Active 56 DOM
3. 2026-06-17
   days on market $479,950 Active 55 DOM
4. 2026-06-16
   days on market $479,950 Active 54 DOM
5. 2026-06-15
   days on market $479,950 Active 53 DOM
6. 2026-06-13
   days on market $479,950 Active 51 DOM
7. 2026-06-13
   days on market $479,950 Active 50 DOM
8. 2026-06-09
   days on market $479,950 Active 47 DOM
9. 2026-06-08
   days on market $479,950 Active 46 DOM
10. 2026-06-07
    days on market $479,950 Active 45 DOM
11. 2026-06-05
    days on market $479,950 Active 42 DOM
12. 2026-06-03
    days on market $479,950 Active 41 DOM
13. 2026-06-02
    days on market $479,950 Active 40 DOM
14. 2026-06-01
    days on market $479,950 Active 39 DOM
15. 2026-05-31
    days on market $479,950 Active 38 DOM
16. 2016-02-24
    soldstatus $240,000
17. 1982-05-10
    soldstatus $53,000

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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 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: $55,296
• − Mortgage interest: −$25,711
• − Property taxes: −$3,547
• − Insurance: −$2,295
• − Repairs & maintenance: −$4,424
• − Management: −$4,424
• − Depreciation: −$13,353
• Taxable income: $1,543
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $8,587/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

+352.8% since first listed

2 events — show timeline

• 2016-02-24 Sold (Public Records) $240,000 Public Records
• 1982-05-10 Sold (Public Records) $53,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,547 · +1.4% YoY. Source: county tax records.