5604 Walerga Rd #1 · Foothill Farms, CA 95842

$175,000

2 bd · 1.0 ba · 795 sqft · Condo public records · 158 Days on market

Built 1977 $220/sqft · 18% below area Est $214k · 18% under $373/mo HOA · 21% 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 +15.0/15.0
• Cash flow +7.4/30.0
• 1% rule +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful well maintained condo. Remodeled not to long ago. This is a #1 front unit. Very nice open consent and it has an enclosed private patio. Come take a look, you will be very pleased.

Key facts

• $373 HOA
• Garage
• Community pool

Tags

• ENCLOSED PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (22.5% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $136k (22.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.9% in Foothill Farms — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, crime F, amenities F.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodridge Elementary (740 students, 95% FRL); Foothill Ranch Middle (453 students, 94% FRL); Foothill High (1,251 students, 91% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 132 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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 158 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,617 (22.5% 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 158 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 8.3

CMA / ARV

• ARV (median comp): $214,373
• List price: $175,000
• Delta: -18.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.27×
• Total profit: $-35,842
• Equity at exit: $26,093

10-year hold

• IRR: -5.2%
• Equity multiple: 0.59×
• Total profit: $-19,965
• Equity at exit: $15,131

Cash invested: $49,000 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 132
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$918
• Tax from tax record: −$247 /mo · $2,966/yr
• Insurance: −$73
• HOA: −$373
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-223

Break-even live

Break-even rent $2,039

Max offer price $135,617

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-173	+0% $-223	+5% $-272	+10% $-322
Rent	-10% $-362	-5% $-292	+0% $-223	+5% $-154	+10% $-84
Rate	-1.0pp $-135	-0.5pp $-178	base $-223	+0.5pp $-268	+1.0pp $-314

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	3d	1	0.03mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	5d	1	0.09mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	3d	1	0.18mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	45d	1	0.19mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	45d	1	0.21mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	3d	1	0.21mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	3d	1	0.23mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	45d	3	0.28mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	23d	1	0.29mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	3d	3	0.34mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	5d	1	0.38mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	12d	2	0.46mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	3d	4	0.49mi
5948 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	3d	1	0.50mi
5954 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	12d	1	0.51mi
5954 Walerga Rd #1 Sacramento, CA	2.0	1.0	800	$1,345	$1.68	3d	1	0.51mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	3d	6	0.53mi
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	3d	1	0.53mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,590	$1.89	3d	8	0.55mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	3d	3	0.56mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	22d	1	0.60mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	3d	2	0.66mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	45d	1	0.69mi
5011 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	25d	1	0.73mi
5011 Bremner Way #2 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	3d	1	0.73mi
5008 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,650	$1.94	3d	1	0.75mi
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	21d	1	0.79mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	3d	1	0.80mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	9d	1	0.80mi
4605 Cyclamen Way Sacramento, CA	2.0	1.0	870	$1,695	$1.95	3d	1	0.82mi
5012 Sunshine Ln Sacramento, CA	2.0	1.0	970	$1,775	$1.83	12d	1	0.83mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	3d	2	0.83mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	3d	1	0.86mi
5226 Hemlock St #35 Sacramento, CA	1.0	1.0	682	$1,650	$2.42	25d	1	0.90mi
4901 Little Oak Ln Sacramento, CA	1.0–3.0	1.0–2.0	915	$1,540	$1.68	3d	7	0.93mi
5425 Garfield Ave Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,650	$2.10	22d	5	0.95mi
4561 Ashcroft Ave Unit 52 Sacramento, CA	2.0	1.0	900	$1,395	$1.55	3d	1	0.96mi
4561 Ashcroft Ave Apt 49 Sacramento, CA	2.0	1.0	888	$1,499	$1.69	3d	1	0.96mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	3d	30	0.98mi
4552 Ashcroft Ave Unit 36D Sacramento, CA	2.0	1.0	800	$1,250	$1.56	3d	1	0.98mi

HOA detail condo

• Monthly dues: $373 · $4,476/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 158 DOM
2. 2026-06-18
   days on market $175,000 Active 155 DOM
3. 2026-06-17
   days on market $175,000 Active 154 DOM
4. 2026-06-16
   days on market $175,000 Active 153 DOM
5. 2026-06-15
   days on market $175,000 Active 152 DOM
6. 2026-06-13
   days on market $175,000 Active 150 DOM
7. 2026-06-13
   days on market $175,000 Active 149 DOM
8. 2026-06-09
   days on market $175,000 Active 146 DOM
9. 2026-06-08
   days on market $175,000 Active 145 DOM
10. 2026-06-07
    days on market $175,000 Active 144 DOM
11. 2026-06-03
    days on market $175,000 Active 140 DOM
12. 2026-06-02
    days on market $175,000 Active 139 DOM
13. 2026-06-01
    days on market $175,000 Active 138 DOM
14. 2026-05-31
    days on market $175,000 Active 137 DOM
15. 2022-03-09
    soldstatus $236,000
16. 2001-08-30
    soldstatus $67,000
17. 1987-11-19
    soldstatus $45,000
18. 1979-07-27
    soldstatus $34,500

ⓘ 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: $2,966 · $247/mo
• Projected year-2 tax: $2,966 · $247/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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,081
• − Mortgage interest: −$9,803
• − Property taxes: −$2,966
• − Insurance: −$875
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$4,476
• − Depreciation: −$5,091
• Taxable loss: −$5,502
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $-1,355/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 of 1400 in CA

Livability — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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

+584.1% since first listed

4 events — show timeline

• 2022-03-09 Sold (Public Records) $236,000 Public Records
• 2001-08-30 Sold (Public Records) $67,000 Public Records
• 1987-11-19 Sold (Public Records) $45,000 Public Records
• 1979-07-27 Sold (Public Records) $34,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,966 · +5.1% YoY. Source: county tax records.