5730 Amnest Way · Sacramento, CA 95835

$450,000

2 bd · 2.5 ba · 1,174 sqft · SingleFamily public records · 4 Days on market

Built 2005 5,249 sqft lot $383/sqft · 15% below area Est $530k · 15% under

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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 +14.3/15.0
• Appreciation +9.6/10.0
• Cash flow +5.3/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to 5730 Amnest Way a beautifully updated and spacious home located in the desirable Regency Park neighborhood with no HOA! Featuring 2 bedrooms and 2.5 bathrooms, this thoughtfully designed home offers an open floor plan with a seamless flow between the kitchen and family room, creating the perfect space for entertaining and everyday living. The remodeled kitchen and bathrooms showcase modern finishes and stylish upgrades, while luxury flooring throughout adds warmth and elegance to the home. Both bedrooms are generously sized, providing comfort and flexibility, and the lack of rear neighbors offers an added sense of privacy and tranquility. With owned solar for energy efficiency a

Key facts

• Open floor plan
• Remodeled kitchen
• Updated home

Tags

• UPDATED HOME
• OPEN FLOOR PLAN
• REMODELED KITCHEN
• REMODELED BATHROOMS
• OWNED SOLAR
• LACK OF REAR NEIGHBORS

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: 220 volt electrical service; Public water; Public sewer; Public irrigation district
• Home design: Single family detached residence; 2-story
• Construction: Built in 2005; Composition roof; Tile roof
• Exterior features: Curbs and gutters

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Shower stall(s); Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast area in the kitchen; Dining space in the kitchen; Living room with additional features
• Laundry & utility: Indoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (44.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (44.2% below list).
• Recommended offer: $251k (44.2% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 3.0% in Sacramento — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, cost of living 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: Regency Park Elementary (723 students, 69% FRL); Norwood Junior High (406 students, 83% FRL); Rio Linda High (1,596 students, 82% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 406 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (9.2% 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,149 (44.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.53%
• DSCR: 0.58
• GRM: 14.9

CMA / ARV

• ARV (median comp): $530,075
• List price: $450,000
• Delta: -15.11%
• 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
5730 Amnest Way	0.00mi	2/2.5	1,174 (0%)	1mo	$460,000	$392	99
5930 Meeks Way	0.28mi	3/2.0 (+1)	1,170 (-0%)	6mo	$487,000	$416	74
5900 Caddington Way	0.20mi	3/2.5 (+1)	1,184 (+1%)	14mo	$505,000	$427	73
1623 Vosspark Way	0.39mi	3/2.0 (+1)	1,170 (-0%)	2mo	$480,000	$410	73
1807 Zurlo Way	0.50mi	3/2.0 (+1)	1,170 (-0%)	1mo	$450,000	$385	68
1842 Acari Ave	0.51mi	3/2.0 (+1)	1,170 (-0%)	7mo	$475,000	$406	63
1818 Dawnelle Way	0.45mi	3/2.0 (+1)	1,170 (-0%)	10mo	$510,000	$436	63
5921 Meeks Way	0.27mi	2/2.0	1,042 (-11%)	5mo	$479,900	$461	62
1677 Vosspark Way	0.44mi	3/2.0 (+1)	1,170 (-0%)	13mo	$510,000	$436	61
5820 Bridgecross Dr	0.27mi	2/2.0	1,042 (-11%)	11mo	$470,000	$451	58
1870 Zurlo Way	0.59mi	3/2.0 (+1)	1,120 (-5%)	5mo	$440,000	$393	54
420 Rick Heinrich Cir	0.55mi	3/2.0 (+1)	1,307 (+11%)	7mo	$515,000	$394	43

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

Projected returns pro-forma

9.18% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 2.15×
• Total profit: $144,620
• Equity at exit: $378,907

10-year hold

• IRR: 14.1%
• Equity multiple: 4.73×
• Total profit: $469,495
• Equity at exit: $790,491

Cash invested: $126,000 (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 95835

• Home prices YoY: 3.5%
• Rents YoY: 1.4%
• Active inventory: 406
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$438 /mo · $5,253/yr
• Insurance: −$188
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-1,126

Break-even live

Break-even rent $3,937

Max offer price $251,149

Occupancy floor —

Sensitivity live

Price	-10% $-871	-5% $-998	+0% $-1,126	+5% $-1,253	+10% $-1,380
Rent	-10% $-1,324	-5% $-1,225	+0% $-1,126	+5% $-1,026	+10% $-927
Rate	-1.0pp $-899	-0.5pp $-1,011	base $-1,126	+0.5pp $-1,242	+1.0pp $-1,361

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1536 Alicia Way Sacramento, CA	3.0	2.0	1397	$2,700	$1.93	45d	1	0.25mi
1947 Acari Ave Sacramento, CA	3.0	2.0	1492	$2,695	$1.81	0d	1	0.65mi
50 Regency Park Cir #9106 Sacramento, CA	3.0	3.0	1384	$2,495	$1.80	45d	1	0.76mi
1850 Club Center Dr Sacramento, CA	1.0–3.0	1.0–2.0	985	$2,124	$2.16	0d	8	0.78mi
2001 Club Center Dr #3110 Sacramento, CA	2.0	2.5	1154	$2,195	$1.90	6d	1	0.87mi
1900 Danbrook Dr Sacramento, CA	1.0	1.0	873	$1,772	$2.03	45d	2	0.99mi
1900 Danbrook Dr Sacramento, CA	1.0	1.0	1015	$2,048	$2.02	6d	2	0.99mi

Listing history 2 events

1. 2017-02-24
   soldstatus $288,000
2. 2006-10-10
   soldstatus $310,000

ⓘ 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: $5,253 · $438/mo
• Projected year-2 tax: $5,253 · $438/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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,147
• − Mortgage interest: −$25,207
• − Property taxes: −$5,253
• − Insurance: −$3,752
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$13,091
• Taxable loss: −$21,980
• Est. tax savings @ 24.0%: +$5,275
• After-tax cash flow: $-8,233/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 — 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): 42,004
• Household income: $114,468
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1234.0

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 0.78)
• Race & ethnicity: Asian 30% White 29% Hispanic / Latino 19% Two or more races 15% Black 13%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Scotch-Irish 2% Italian 1% Romanian 1%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 66% English-only · Other Indo-European 10% Spanish 8% Other Asian/Pacific 4%

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: ▲ 9.18%
• Current HPI: 271.4823
• Rent YoY: ▲ 1.43%
• 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

+48.4% since first listed

3 events — show timeline

• 2026-05-26 Sold (Public Records) $460,000 Public Records
• 2017-02-24 Sold (Public Records) $288,000 Public Records
• 2006-10-10 Sold (Public Records) $310,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,253 · +3.7% YoY. Source: county tax records.