17 Kings Beach Pl · Sacramento, CA 95835

$500,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 35 Days on market

Built 2006 4,857 sqft lot $385/sqft · 8% below area Est $541k · 8% under $85/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 +10.9/15.0
• Appreciation +9.6/10.0
• Cash flow +5.9/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.3/10.0

Listing remarks

Welcome home to 17 Kings Beach Place in Sacramento's desirable Natomas community close to parks and schools! This charming 1,300 sq. ft. single-family residence offers 3 bedrooms and 2 bathrooms on a spacious . 11-acre lot, the largest in this intimate enclave of cluster homes. Step into a beautifully maintained backyard oasis that's truly one-of-a-kind. Enjoy exceptional privacy from neighbors, a lush faux lawn, a custom outdoor kitchen complete with grill and wood-flanked patio cover, and a lovely detached pergola that is perfect for outdoor dining and entertaining. This low-maintenance retreat is ideal for young families or anyone seeking a private outdoor escape without the hassle. Insi

Key facts

• Backyard oasis
• Detached pergola
• Granite countertops

Tags

• BACKYARD OASIS
• CUSTOM OUTDOOR KITCHEN
• DETACHED PERGOLA
• FULL LAMINATE FLOORING
• GRANITE COUNTERTOPS
• CUSTOM STAINED CONCRETE FLOORS

Property features AI

Finance

• HOA & community: Mandatory association with monthly fee of $85 covering grounds maintenance; Association reports no additional listed amenities

Exterior

• Parking: Attached, covered garage with interior access and garage door opener; Mechanical lift in garage; EV charging available; Paved driveway and paved sidewalks
• Utilities: Natural gas connected; Public water; Public sewer; 220 volts in kitchen; 220 volts in laundry
• Home design: Single-family detached home in a planned unit development (Natomas Park Cottages); 2-story
• Construction: Built in 2006; Tile roof
• Exterior features: Backyard with wood fencing; Fenced yard; Pergola; Auto sprinkler (front and rear); Cul-de-sac / dead-end location; Artificial grass

Interior

• Kitchen: Gas cooktop; Free-standing gas oven; Dishwasher; Microwave; Disposal; Pantry cabinet; Granite counters
• Bedrooms: 3 bedrooms (master bedroom on upper level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Master bath with double sinks, granite surfaces, tile, closet and tub/shower combination; Other bath(s) with bidet, granite, tile, tub/shower combination and window
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans; Whole-house fan
• Interior features: Covered patio; Dual-pane full windows with screens; Lighting and windows upgraded for energy efficiency; Pets allowed
• Laundry & utility: Ground-floor laundry with laundry closet and cabinets; Washer/dryer electric hookup and gas hookup; 220V available in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (42.9% below list).
• Recommended offer: $285k (42.9% below list) — sets the bar for 1% rule.
• Cap rate 3.9% 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: Heron (math 10% / reading 30%, grade F, #1,242 of 1,571 statewide, top 80%, 1,013 students, 33% FRL); Inderkum High (math 39% / reading 66%, grade C-, #289 of 1,170 statewide, top 25%, 2,266 students, 39% FRL).
• Market conditions: Rents rising (+1.4%/yr); 406 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.

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→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,405 (42.9% 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 35 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.57% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 14.6

CMA / ARV

• ARV (median comp): $540,637
• List price: $500,000
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5336 Wadsworth Way	0.17mi	3/2.0	1,428 (+10%)	0mo	$505,000	$354	75
2192 Sherington Way	0.11mi	3/2.0	1,475 (+14%)	12mo	$565,000	$383	62
450 Natalino Cir	0.48mi	3/2.0	1,341 (+3%)	18mo	$410,000	$306	57
2680 Maybrook Dr	0.48mi	3/2.0	1,428 (+10%)	8mo	$490,000	$343	54
2475 Krameria Ave	0.55mi	3/2.0	1,484 (+14%)	12mo	$550,000	$371	40
120 Rock House Circle South	0.70mi	2/2.0 (-1)	1,454 (+12%)	11mo	$483,000	$332	34
6 Allard Ct	0.50mi	3/3.0	1,494 (+15%)	20mo	$547,000	$366	31

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: 15.4%
• Equity multiple: 2.21×
• Total profit: $169,875
• Equity at exit: $421,008

10-year hold

• IRR: 14.7%
• Equity multiple: 4.86×
• Total profit: $541,063
• Equity at exit: $878,323

Cash invested: $140,000 (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: 14.6×

Monthly cashflow live

• Estimated rent: $2,854 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$318 /mo · $3,818/yr
• Insurance: −$208
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$85
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-1,104

Break-even live

Break-even rent $4,252

Max offer price $304,966

Occupancy floor —

Sensitivity live

Price	-10% $-821	-5% $-963	+0% $-1,104	+5% $-1,246	+10% $-1,387
Rent	-10% $-1,330	-5% $-1,217	+0% $-1,104	+5% $-991	+10% $-879
Rate	-1.0pp $-852	-0.5pp $-977	base $-1,104	+0.5pp $-1,234	+1.0pp $-1,365

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5350 Dunlay Dr #911 Sacramento, CA	3.0	2.0	1519	$2,750	$1.81	3d	1	0.16mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	23d	2	0.17mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	19d	3	0.17mi
2001 Club Center Dr #3110 Sacramento, CA	2.0	2.5	1154	$2,195	$1.90	6d	1	0.43mi
50 Regency Park Cir #9106 Sacramento, CA	3.0	3.0	1384	$2,495	$1.80	45d	1	0.61mi
1850 Club Center Dr Sacramento, CA	1.0–3.0	1.0–2.0	985	$2,499	$2.54	0d	8	0.64mi
4850 Natomas Blvd Sacramento, CA	1.0–2.0	1.0–2.0	837	$2,540	$3.03	0d	17	0.65mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$3,819	$3.11	0d	24	0.88mi
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	45d	2	0.94mi
3044 Enchanted Walk Sacramento, CA	3.0	2.5	1351	$2,300	$1.70	0d	1	1.02mi
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	9d	1	1.02mi
1947 Acari Ave Sacramento, CA	3.0	2.0	1492	$2,695	$1.81	0d	1	1.05mi
30 Sheen Ct Sacramento, CA	3.0	2.5	1652	$2,850	$1.73	45d	1	1.08mi
1926 Ivycrest Way Sacramento, CA	3.0	2.0	1630	$2,695	$1.65	45d	1	1.08mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	45d	1	1.08mi
1445 Dreamy Way Sacramento, CA	3.0	2.0	1507	$2,695	$1.79	0d	1	1.10mi
11 Long Warf Pl Sacramento, CA	3.0	2.5	1708	$2,795	$1.64	0d	1	1.11mi
4500 Truxel Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$2,372	$2.64	0d	22	1.13mi
1834 Zurlo Way Sacramento, CA	4.0	2.0	1525	$2,850	$1.87	45d	1	1.15mi
5301 E Commerce Way #34103 Sacramento, CA	3.0	3.0	1774	$3,000	$1.69	0d	1	1.25mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,648	$1.98	18d	3	1.28mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,662	$2.00	25d	2	1.28mi
4601 Blackrock Dr Sacramento, CA	1.0–2.0	1.0–2.0	940	$2,529	$2.69	0d	8	1.30mi
3396 Shaker Way Sacramento, CA	3.0	2.5	1815	$3,250	$1.79	13d	1	1.35mi
5301 E Commerce Way #58104 Sacramento, CA	3.0	2.5	1315	$2,900	$2.21	3d	1	1.35mi
1816 Golden Willow Ave Sacramento, CA	3.0	2.5	1845	$3,000	$1.63	0d	1	1.37mi
1536 Alicia Way Sacramento, CA	3.0	2.0	1397	$2,700	$1.93	45d	1	1.40mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	0d	1	1.41mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	45d	1	1.45mi
4400 Truxel Rd Sacramento, CA	1.0–3.0	1.0–2.0	1003	$2,845	$2.84	0d	1	1.46mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	6d	2	1.48mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	0d	3	1.48mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 15 events

1. 2026-06-21
   statusdays on market $500,000 Pending 35 DOM
2. 2026-06-18
   days on market $500,000 Active 34 DOM
3. 2026-06-17
   days on market $500,000 Active 33 DOM
4. 2026-06-16
   days on market $500,000 Active 32 DOM
5. 2026-06-15
   days on market $500,000 Active 31 DOM
6. 2026-06-13
   days on market $500,000 Active 29 DOM
7. 2026-06-13
   pricedays on market $500,000 Active 28 DOM
8. 2026-06-09
   days on market $510,000 Active 25 DOM
9. 2026-06-08
   days on market $510,000 Active 24 DOM
10. 2026-06-07
    days on market $510,000 Active 23 DOM
11. 2026-06-05
    days on market $510,000 Active 20 DOM
12. 2026-06-03
    days on market $510,000 Active 19 DOM
13. 2026-06-02
    days on market $510,000 Active 18 DOM
14. 2026-06-01
    days on market $510,000 Active 17 DOM
15. 2026-05-31
    days on market $510,000 Active 16 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: $3,818 · $318/mo
• Projected year-2 tax: $3,818 · $318/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 13 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: $34,249
• − Mortgage interest: −$28,008
• − Property taxes: −$3,818
• − Insurance: −$4,002
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − HOA: −$1,020
• − Depreciation: −$14,545
• Taxable loss: −$22,625
• Est. tax savings @ 24.0%: +$5,430
• After-tax cash flow: $-7,819/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): 42,004
• 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

Property tax history

-0.0%/yr

Latest (2025): $3,818 · -2.4% YoY. Source: county tax records.