600 Del Verde Cir #6 · Sacramento, CA 95833

$215,000

2 bd · 1.0 ba · 956 sqft · Condo public records · 14 Days on market

Built 1982 $225/sqft · 17% below area Est $259k · 17% under $538/mo HOA · 27% 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 +6.4/30.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Del Verde Square in desirable North Natomaswhere comfort meets convenience! This spacious 2-bedroom, 1-bath home offers an ideal layout with generously sized rooms and stylish laminate flooring throughout. The inviting living area features a cozy electric fireplace, perfect for relaxing evenings at home. Enjoy recent upgrades including a newer HVAC system (2022) and a beautifully updated shower (2022), providing peace of mind and modern comfort. Step outside to your private deck off the patioperfect for morning coffee or unwinding after a long day. The Del Verde Square community offers resort-style amenities including a sparkling pool, spa, and clubhouse. Even more exciting, the

Key facts

• Private deck
• Clubhouse
• Spa

Tags

• ELECTRIC FIREPLACE
• NEWER HVAC SYSTEM
• UPDATED SHOWER
• PRIVATE DECK
• SPA
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Mandatory association with monthly fee; Association amenities include pool, clubhouse, roof deck and barbeque; Association fee covers cable TV, exterior and grounds maintenance, security, trash, water, and pool

Exterior

• Parking: Assigned covered parking
• Security: Community security included in association services
• Utilities: 220 volt electric service; Public water with meter on site; Public sewer; Irrigation meter on site
• Home design: Detached condominium; Two-story property (one level noted in levels)
• Construction: Built in 1982; Composition roof
• Exterior features: Gated community; Built-in private pool (gunite) and community pool; Built-in spa / hot tub

Interior

• Kitchen: Hood over range; Dishwasher; Microwave; Free-standing electric oven
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; Shower stall(s); Double sinks
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Great room living area; Ceramic counters in the kitchen; Electric fireplace in the family room
• Laundry & utility: Washer and dryer included and located inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (7.2% below list).
• Recommended offer: $150k (30.4% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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: crime F, cost of living F.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson (713 students, 68% FRL); Natomas Middle (662 students, 65% FRL); Natomas High (math 17% / reading 37%, grade F, #788 of 1,170 statewide, top 69%, 1,229 students, 63% FRL) — zoned schools average 65% FRL vs 45% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Natomas Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.8%/yr); 136 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $149,656 (30.4% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.93% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.37%
• DSCR: 0.67
• GRM: 9.0

CMA / ARV

• ARV (median comp): $259,350
• List price: $215,000
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.06×
• Total profit: $-56,426
• Equity at exit: $32,057

10-year hold

• IRR: -21.8%
• Equity multiple: -0.18×
• Total profit: $-71,274
• Equity at exit: $18,589

Cash invested: $60,200 (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 95833

• Rents YoY: 3.8%
• Active inventory: 136
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$90
• HOA: −$538
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-370

Break-even live

Break-even rent $2,464

Max offer price $149,656

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-309	+0% $-370	+5% $-431	+10% $-492
Rent	-10% $-528	-5% $-449	+0% $-370	+5% $-291	+10% $-212
Rate	-1.0pp $-262	-0.5pp $-315	base $-370	+0.5pp $-426	+1.0pp $-482

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Del Verde Cir #7 Sacramento, CA	2.0	1.0	956	$1,600	$1.67	45d	1	0.02mi
600 Del Verde Cir #2 Sacramento, CA	2.0	1.0	956	$1,950	$2.04	45d	1	0.02mi
3310 Winter Park Dr Sacramento, CA	1.0–2.0	1.0–2.0	786	$1,915	$2.44	0d	6	0.22mi
2028 San Juan Rd Sacramento, CA	2.0	2.0	875	$2,070	$2.37	25d	1	0.33mi
2028 San Juan Rd Sacramento, CA	1.0	1.0	655	$1,520	$2.32	14d	1	0.33mi
2028 San Juan Rd Sacramento, CA	2.0	2.0	875	$1,915	$2.19	0d	1	0.33mi
3334 Smoketree Dr Sacramento, CA	1.0–2.0	1.0–2.0	749	$1,965	$2.62	0d	25	0.34mi
3271 Azevedo Dr Unit 140 Sacramento, CA	2.0	2.0	875	$1,800	$2.06	45d	1	0.44mi
3271 Azevedo Dr Unit 0222 Sacramento, CA	2.0	2.0	875	$1,800	$2.06	5d	1	0.44mi
3271 Azevedo Dr Unit 0254 Sacramento, CA	1.0	1.0	655	$1,499	$2.29	25d	1	0.44mi
3271 Azevedo Dr Unit 266 Sacramento, CA	2.0	1.0	825	$1,600	$1.94	25d	1	0.44mi
3271 Azevedo Dr Unit 164 Sacramento, CA	2.0	1.0	825	$1,695	$2.05	45d	1	0.44mi
3271 Azevedo Dr Sacramento, CA	1.0–2.0	1.0–2.0	765	$1,800	$2.35	12d	21	0.49mi
3525 Cattle Dr Sacramento, CA	3.0	2.0	1025	$2,295	$2.24	25d	1	0.59mi
2025 W El Camino Ave Sacramento, CA	1.0–2.0	1.0–2.0	744	$2,053	$2.76	0d	1	0.80mi
2660 Stonecreek Dr Sacramento, CA	1.0	1.0	680	$1,620	$2.38	0d	1	0.94mi
2660 Stonecreek Dr Sacramento, CA	2.0	2.0	887	$2,055	$2.32	21d	1	0.94mi
3421 N Freeway Blvd Sacramento, CA	2.0	1.0–2.0	862	$3,030	$3.51	0d	86	0.97mi
2593 Millcreek Dr Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,800	$2.29	0d	9	0.97mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,924	$2.63	0d	14	0.98mi
2450 Seamist Dr Sacramento, CA	1.0–2.0	1.0–2.0	755	$1,804	$2.39	0d	20	1.04mi
3741 Tice Creek Way Sacramento, CA	2.0	2.5	1027	$2,295	$2.23	9d	1	1.05mi
801 San Juan Rd Sacramento, CA	1.0–2.0	1.0–2.0	765	$1,660	$2.17	3d	3	1.07mi
2900 Weald Way Sacramento, CA	1.0–3.0	1.0–2.0	1055	$2,616	$2.48	0d	16	1.13mi
1560 Waterwheel Dr Sacramento, CA	1.0	1.0	770	$1,745	$2.27	5d	1	1.14mi
1560 Waterwheel Dr Sacramento, CA	2.0	2.0	1119	$2,115	$1.89	25d	1	1.14mi
1560 Waterwheel Dr Sacramento, CA	2.0	2.0	1070	$1,925	$1.80	0d	1	1.14mi
2205 Natomas Park Dr Sacramento, CA	1.0–3.0	1.0–2.0	900	$2,590	$2.88	0d	20	1.20mi
2800 Grasslands Dr Sacramento, CA	1.0–2.0	1.0–2.0	941	$2,495	$2.65	0d	12	1.20mi
3351 Duckhorn Dr Sacramento, CA	1.0	1.0	981	$1,988	$2.03	0d	8	1.23mi
3761 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$3,231	$3.74	3d	29	1.31mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	834	$2,920	$3.50	0d	20	1.35mi
2580 W El Camino Ave #14103 Sacramento, CA	2.0	1.0	1113	$2,095	$1.88	0d	1	1.37mi
4101 Innovator Dr Sacramento, CA	1.0–2.0	1.0–2.0	950	$2,730	$2.87	0d	10	1.41mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,990	$3.47	0d	20	1.43mi
3610 Duckhorn Dr Sacramento, CA	1.0–3.0	1.0–2.0	927	$2,615	$2.82	0d	29	1.45mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2019-08-20
   soldstatus $160,000
2. 2003-05-30
   soldstatus $125,000
3. 1982-11-30
   soldstatus $66,000

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,944
• − Mortgage interest: −$12,043
• − Property taxes: −$2,294
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$6,456
• − Depreciation: −$6,255
• Taxable loss: −$8,010
• Est. tax savings @ 24.0%: +$1,922
• After-tax cash flow: $-2,516/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 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): 42,265
• Household income: $97,792
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1743.0

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 0.73)
• Race & ethnicity: Hispanic / Latino 41% White 27% Two or more races 20% Black 12% Asian 10% Pacific Islander 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 2% Lithuanian 1% Italian 1%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 66% English-only · Spanish 22% Other Indo-European 4% Other Asian/Pacific 2%

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: ▼ -230.78%
• Current HPI: 307.7212
• Rent YoY: ▲ 3.82%
• 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

+142.4% since first listed

3 events — show timeline

• 2019-08-20 Sold (Public Records) $160,000 Public Records
• 2003-05-30 Sold (Public Records) $125,000 Public Records
• 1982-11-30 Sold (Public Records) $66,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,294 · -4.0% YoY. Source: county tax records.