10443 Peterborough Way · Elk Grove, CA 95757

$735,000

4 bd · 2.5 ba · 2,636 sqft · SingleFamily public records · 142 Days on market

Built 2023 4,278 sqft lot $279/sqft · 9% below area Est $811k · 9% under $98/mo HOA · 3% 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).

• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Cash flow +2.9/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this beautifully designed two-story home that blends modern style with everyday convenience. The open-concept layout is perfect for entertaining, featuring a spacious great room that flows seamlessly into the kitchen and dining area. Downstairs, you'll find a full bedroom and bath ideal for guests, multigenerational living, or a private office. Upstairs, a versatile loft offers an additional living space, while the primary suite provides a true retreat with a walk-in closet, upgraded tile shower, free-standing soaking tub, and dual vanity sinks. ENERGY STAR® certified with tankless water heater, programmable thermostat, and OWNED SOLAR for maximum efficiency and savings. Top-

Key facts

• Upgraded tile shower
• Spacious great room
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS GREAT ROOM
• FULL BEDROOM AND BATH
• VERSATILE LOFT
• WALK-IN CLOSET
• UPGRADED TILE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $735k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (58.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (51.5% below list).
• Recommended offer: $307k (58.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute 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 rising fast (+4.5%/yr); 295 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 ($138k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $79k of equity ($5k loan paydown + $74k appreciation (10.0% 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 ~$126k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($647k) is reasonable based on typical stale-listing flexibility.

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 $307,336 (58.2% 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. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.49% ✗
• Cap rate: 2.34%
• Cash-on-cash: -14.12%
• DSCR: 0.37
• GRM: 17.2

CMA / ARV

• ARV (median comp): $810,900
• List price: $735,000
• Delta: -9.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8149 Tino Way	0.32mi	4/3.0	2,658 (+1%)	2mo	$722,825	$272	80
10343 Ducasse Way	0.29mi	3/3.5 (-1)	2,586 (-2%)	3mo	$815,565	$315	72
8376 Kyler Rd	0.53mi	4/3.0	2,577 (-2%)	3mo	$784,999	$305	67
8139 Cadette Ct	0.39mi	4/3.0	2,458 (-7%)	2mo	$716,460	$291	67
8136 Arrowfield Way	0.41mi	4/3.0	2,458 (-7%)	2mo	$720,000	$293	66
8439 Kyler Rd	0.68mi	4/3.0	2,578 (-2%)	2mo	$839,999	$326	61
8416 Mondale Way	0.67mi	4/3.0	2,450 (-7%)	2mo	$739,990	$302	54
8412 Mondale Way	0.66mi	4/3.0	2,450 (-7%)	4mo	$740,000	$302	52
8139 Lavigne Cir	0.54mi	4/3.0	2,928 (+11%)	4mo	$827,000	$282	51
8085 Gwinn Cir	0.42mi	3/2.5 (-1)	2,260 (-14%)	2mo	$789,999	$350	50
8405 Mondale Way	0.63mi	4/3.0	2,272 (-14%)	3mo	$725,000	$319	43
8435 Kyler Rd	0.67mi	5/4.0 (+1)	3,031 (+15%)	2mo	$940,000	$310	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.22×
• Total profit: $251,878
• Equity at exit: $662,146

10-year hold

• IRR: 14.8%
• Equity multiple: 5.25×
• Total profit: $875,422
• Equity at exit: $1,427,943

Cash invested: $205,800 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 295
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $3,568 high
• Mortgage (P&I): −$3,854
• Tax from tax record: −$981 /mo · $11,774/yr
• Insurance: −$306
• HOA: −$98
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-2,421

Break-even live

Break-even rent $6,633

Max offer price $307,336

Occupancy floor —

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: $183,750
• Closing costs: $22,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	20d	1	0.28mi
10446 Tamburlane Dr Elk Grove, CA	4.0	3.5	2693	$3,495	$1.30	43d	1	0.41mi
10333 Tempier Way Elk Grove, CA	3.0	3.0	2795	$3,350	$1.20	43d	1	0.43mi
10333 Tempier Way Elk Grove, CA	3.0	2.5	2795	$3,195	$1.14	17d	1	0.43mi
8069 Gwinn Cir Elk Grove, CA	5.0	4.0	3002	$4,300	$1.43	43d	1	0.48mi
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	17d	1	0.52mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	22d	1	0.53mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	20d	1	0.53mi
8151 Lavigne Cir Elk Grove, CA	4.0	3.0	2928	$3,445	$1.18	43d	1	0.56mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	23d	1	0.58mi
8358 Akino Ct Elk Grove, CA	4.0	3.5	2321	$3,200	$1.38	43d	1	0.59mi
8420 Mondale Way Elk Grove, CA	4.0	3.0	2450	$3,950	$1.61	43d	1	0.70mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	7d	1	0.88mi
10123 Blue Whale Way Elk Grove, CA	4.0	3.0	2445	$4,200	$1.72	16d	1	0.88mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	23d	1	0.97mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	2d	1	1.39mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	1d	1	1.39mi
8883 Solo Way Elk Grove, CA	5.0	3.0	2140	$3,300	$1.54	1d	1	1.41mi

HOA detail

• Monthly dues: $98 · $1,176/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-18
   days on market $735,000 Active 142 DOM
2. 2026-06-17
   days on market $735,000 Active 141 DOM
3. 2026-06-16
   days on market $735,000 Active 140 DOM
4. 2026-06-15
   days on market $735,000 Active 139 DOM
5. 2026-06-13
   days on market $735,000 Active 137 DOM
6. 2026-06-13
   pricedays on market $735,000 Active 136 DOM
7. 2026-06-09
   days on market $749,500 Active 133 DOM
8. 2026-06-08
   days on market $749,500 Active 132 DOM
9. 2026-06-07
   days on market $749,500 Active 131 DOM
10. 2026-06-05
    days on market $749,500 Active 128 DOM
11. 2026-06-03
    days on market $749,500 Active 127 DOM
12. 2026-06-02
    days on market $749,500 Active 126 DOM
13. 2026-06-01
    days on market $749,500 Active 125 DOM
14. 2026-05-31
    days on market $749,500 Active 124 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: $11,774 · $981/mo
• Projected year-2 tax: $11,774 · $981/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,819
• − Mortgage interest: −$41,171
• − Property taxes: −$11,774
• − Insurance: −$3,675
• − Repairs & maintenance: −$3,426
• − Management: −$3,426
• − HOA: −$1,176
• − Depreciation: −$21,382
• Taxable loss: −$43,210
• Est. tax savings @ 24.0%: +$10,370
• After-tax cash flow: $-18,680/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 — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

Amenities B Commute F Cost of living F Crime B+ Employment A+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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 0.75)
• Race & ethnicity: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

+34.0%/yr

Latest (2025): $11,774 · +1.0% YoY. Source: county tax records.