5957 Mack Rd · Sacramento, CA 95823

$225,000

3 bd · 1.5 ba · 1,309 sqft · Condo public records · 194 Days on market

Built 1966 $172/sqft · 21% below area Est $285k · 21% under $365/mo HOA · 15% of rent

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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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wecome to this charming 3 beds, 1.5 bath townhouse offering a fantastic opportunity to add your personal touch. The spacious layout includes a convenient downstairs half bath, generous living area, and 3 well-size bedrooms. Though the home could use updating, it's clean, functional, and full of potential. Perfect for buyers looking to create their own modern style or investors seeking a great value. Enjoy easy access to shops, dining, and major commute routes. Don't miss this chance to transform this home into a gem.

Key facts

• $365 HOA
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 181 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 44% of the median local income ($67k/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 $7k 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 194 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $225k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.09% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (median comp): $284,637
• List price: $225,000
• Delta: -20.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-37,731
• Equity at exit: $33,548

10-year hold

• IRR: -18.2%
• Equity multiple: 0.17×
• Total profit: $-52,279
• Equity at exit: $19,454

Cash invested: $63,000 (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 95823

• Rents YoY: 0.0%
• Active inventory: 181
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$94
• HOA: −$365
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $89

Break-even live

Break-even rent $2,337

Max offer price $225,000

Occupancy floor 91%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5943 Mack Rd Sacramento, CA	3.0	2.0	1309	$2,495	$1.91	14d	1	0.01mi
7982 Center Pkwy Sacramento, CA	3.0	2.0	1640	$2,400	$1.46	11d	1	0.59mi
7874 Golden Field Way Sacramento, CA	3.0	1.0	1014	$2,100	$2.07	14d	1	0.60mi
6808 Wyndham Dr Sacramento, CA	2.0	1.0–2.0	742	$2,165	$2.92	1d	7	0.78mi
7416 Mimosa Way Sacramento, CA	4.0	2.5	1582	$2,475	$1.56	43d	1	0.80mi
4985 Valley Hi Dr Sacramento, CA	3.0	2.0	1507	$2,300	$1.53	43d	1	0.83mi
4690 Brookfield Dr Sacramento, CA	4.0	2.0	1753	$2,500	$1.43	19d	1	0.87mi
7826 Brizio Walk Sacramento, CA	3.0	2.5	1616	$2,950	$1.83	2d	1	0.98mi
7639 Clover Woods Ct Sacramento, CA	2.0	1.0	1032	$1,895	$1.84	43d	1	1.13mi
8236 Center Pkwy #59 Sacramento, CA	2.0	1.0	906	$1,825	$2.01	4d	1	1.16mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	43d	1	1.17mi
7733 Robinette Rd Sacramento, CA	3.0	2.0	1120	$2,150	$1.92	43d	1	1.23mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	43d	1	1.25mi
4264 Chinquapin Way Sacramento, CA	2.0	1.0	900	$2,195	$2.44	43d	1	1.28mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	43d	1	1.28mi
451 Ashwick Loop Sacramento, CA	3.0	2.5	1538	$2,395	$1.56	7d	1	1.33mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	23d	1	1.38mi
8112 Creeping Willow Ln Sacramento, CA	3.0	2.5	1214	$2,495	$2.06	11d	1	1.42mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,768	$2.26	43d	1	1.44mi
88 Del Vista Cir Sacramento, CA	2.0	2.0	1037	$1,795	$1.73	23d	1	1.44mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	17d	1	1.47mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	43d	1	1.47mi
8159 Laurel Willow Ln Sacramento, CA	3.0	2.5	1214	$2,396	$1.97	4d	1	1.48mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 194 DOM
2. 2026-06-17
   days on market $225,000 Active 193 DOM
3. 2026-06-16
   days on market $225,000 Active 192 DOM
4. 2026-06-15
   days on market $225,000 Active 191 DOM
5. 2026-06-13
   days on market $225,000 Active 189 DOM
6. 2026-06-13
   days on market $225,000 Active 188 DOM
7. 2026-06-09
   days on market $225,000 Active 185 DOM
8. 2026-06-08
   days on market $225,000 Active 184 DOM
9. 2026-06-07
   days on market $225,000 Active 183 DOM
10. 2026-06-05
    days on market $225,000 Active 180 DOM
11. 2026-06-03
    remarks 539-char remark
12. 2026-06-03
    pricedays on marketlisting id $225,000 Active 179 DOM
13. 2026-06-01
    days on marketlisting id $250,000 Active 178 DOM
14. 2026-05-31
    days on market $250,000 Active 177 DOM
15. 2025-12-05
    listed $250,000 Active 522-char remark

    Show marketing remark (522 chars)

    Wecome to this charming 3 beds, 1.5 bath townhouse offering a fantastic opportunity to add your personal touch. The spacious layout includes a convenient downstairs half bath, generous living area, and 3 well-size bedrooms. Though the home could use updating, it's clean, functional, and full of potential. Perfect for buyers looking to create their own modern style or investors seeking a great value. Enjoy easy access to shops, dining, and major commute routes. Don't miss this chance to transform this home into a gem.

16. 2025-12-05
    listed $250,000 Active 522-char remark

    Show marketing remark (522 chars)

    Wecome to this charming 3 beds, 1.5 bath townhouse offering a fantastic opportunity to add your personal touch. The spacious layout includes a convenient downstairs half bath, generous living area, and 3 well-size bedrooms. Though the home could use updating, it's clean, functional, and full of potential. Perfect for buyers looking to create their own modern style or investors seeking a great value. Enjoy easy access to shops, dining, and major commute routes. Don't miss this chance to transform this home into a gem.

17. 1997-12-16
    soldstatus $40,000
18. 1992-08-19
    soldstatus $81,500
19. 1992-05-01
    soldstatus $81,500
20. 1987-12-30
    soldstatus $1,175,000

ⓘ 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: $2,488 · $207/mo
• Projected year-2 tax: $2,488 · $207/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 (shaded) · 0% 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,386
• − Mortgage interest: −$12,603
• − Property taxes: −$2,488
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − HOA: −$4,380
• − Depreciation: −$6,545
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $1,653/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 8%

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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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

-78.7% since first listed

6 events — show timeline

• 2025-12-05 Listed $250,000 MLSListings
• 2025-12-05 Listed $250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1997-12-16 Sold (Public Records) $40,000 Public Records
• 1992-08-19 Sold (Public Records) $81,500 Public Records
• 1992-05-01 Sold (Public Records) $81,500 Public Records
• 1987-12-30 Sold (Public Records) $1,175,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,488 · -13.3% YoY. Source: county tax records.