4979 Kokomo Dr · Sacramento, CA 95835

$469,000

3 bd · 2.5 ba · 1,697 sqft · SingleFamily public records · 22 Days on market

Built 2005 3,006 sqft lot $276/sqft · 10% below area Est $519k · 10% under $110/mo HOA · 4% 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 +11.9/15.0
• Appreciation +9.6/10.0
• Cash flow +5.7/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks

Welcome to 4979 Kokomo Dr, a beautifully updated and move-in ready home nestled in the highly desirable North Natomas community. Freshly painted throughout, this home features brand-new LVP flooring and updated bathroom vanities, offering a clean, modern feel from the moment you step inside. The open-concept layout is filled with natural light and designed for both everyday living and entertaining. The inviting living space is highlighted by a cozy gas fireplace and an elegant crystal chandelier, adding warmth and character. The kitchen flows seamlessly into the dining area and features a spacious island, ample cabinet storage, and brand-new appliances, perfect for gathering and hosting. Th

Key facts

• Cozy gas fireplace
• Spacious island
• Charming front porch

Tags

• UPDATED BATHROOM VANITIES
• COZY GAS FIREPLACE
• SPACIOUS ISLAND
• LOW-MAINTENANCE FRONT YARD
• LOW-MAINTENANCE BACKYARD
• CHARMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $469k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (40.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (37.6% below list).
• Recommended offer: $278k (40.7% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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.
• 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: H. Allen Hight Elementary (802 students, 59% FRL); Natomas Middle (662 students, 65% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• This rent runs 31% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $189k; list at $469k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,347 (40.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.62% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.72%
• DSCR: 0.61
• GRM: 13.4

CMA / ARV

• ARV (median comp): $519,475
• List price: $469,000
• Delta: -9.72%
• 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
4979 Kokomo Dr	0.00mi	3/2.5	1,697 (0%)	0mo	$469,000	$276	100
170 Wapello Cir	0.04mi	3/2.5	1,697 (0%)	0mo	$473,000	$279	98
260 Wapello Cir	0.07mi	3/2.5	1,697 (0%)	2mo	$450,000	$265	95
150 Wapello Cir	0.03mi	3/2.5	1,712 (+1%)	3mo	$443,000	$259	95
2936 Mahaska Way	0.15mi	3/2.0	1,645 (-3%)	4mo	$515,000	$313	83
2916 N Platte Way	0.22mi	3/2.0	1,877 (+11%)	1mo	$549,000	$292	69
5373 Admiral Bend Way	0.64mi	3/2.5	1,720 (+1%)	5mo	$550,000	$320	64
5118 Bessemer Ct	0.57mi	3/2.0	1,773 (+4%)	2mo	$545,335	$308	62
5358 Admiral Bend Way	0.63mi	3/2.5	1,859 (+10%)	2mo	$520,000	$280	54
12 Allard Ct	0.50mi	4/2.5 (+1)	1,854 (+9%)	4mo	$540,000	$291	53
5225 Sun Chaser Way	0.66mi	3/2.5	1,870 (+10%)	2mo	$535,000	$286	50
5417 Washoe St	0.73mi	4/2.5 (+1)	1,876 (+10%)	6mo	$520,000	$277	38

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: 15.1%
• Equity multiple: 2.19×
• Total profit: $156,326
• Equity at exit: $394,906

10-year hold

• IRR: 14.5%
• Equity multiple: 4.81×
• Total profit: $500,383
• Equity at exit: $823,867

Cash invested: $131,320 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$2,459
• Tax from tax record: −$501 /mo · $6,017/yr
• Insurance: −$195
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$110
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-1,079

Break-even live

Break-even rent $4,293

Max offer price $278,347

Occupancy floor —

Sensitivity live

Price	-10% $-814	-5% $-946	+0% $-1,079	+5% $-1,212	+10% $-1,345
Rent	-10% $-1,310	-5% $-1,195	+0% $-1,079	+5% $-964	+10% $-848
Rate	-1.0pp $-843	-0.5pp $-960	base $-1,079	+0.5pp $-1,201	+1.0pp $-1,324

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	9d	1	0.05mi
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	45d	2	0.08mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	45d	1	0.11mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$3,819	$3.11	0d	24	0.44mi
5050 Trouville Ln Sacramento, CA	3.0	2.5	1583	$2,950	$1.86	45d	1	0.62mi
4800 Westlake Pkwy Sacramento, CA	1.0–2.0	1.5–2.5	1214	$2,250	$1.85	3d	3	0.69mi
130 Penhow Cir Sacramento, CA	3.0	2.5	1618	$2,400	$1.48	0d	1	0.70mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	0d	1	0.72mi
4800 Westlake Pkwy #3008 Sacramento, CA	2.0	2.0	1304	$2,250	$1.73	45d	1	0.73mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	45d	1	0.76mi
5301 E Commerce Way #34103 Sacramento, CA	3.0	3.0	1774	$3,000	$1.69	0d	1	0.77mi
3530 Callison Dr Sacramento, CA	4.0	2.5	2007	$3,000	$1.49	0d	1	0.77mi
17 Hertford Cir Sacramento, CA	3.0	2.5	1511	$2,450	$1.62	25d	1	0.80mi
4450 El Centro Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$2,348	$2.61	0d	11	0.81mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,662	$2.00	25d	2	0.82mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,648	$1.98	18d	3	0.82mi
11 Long Warf Pl Sacramento, CA	3.0	2.5	1708	$2,795	$1.64	0d	1	0.83mi
2957 Nimes Ln Sacramento, CA	4.0	3.5	1920	$2,795	$1.46	45d	1	0.85mi
5301 E Commerce Way #58104 Sacramento, CA	3.0	2.5	1315	$2,900	$2.21	3d	1	0.91mi
3712 Bayou Rd Sacramento, CA	3.0	2.5	1660	$4,000	$2.41	4d	1	0.93mi
3766 Bayou Rd Sacramento, CA	3.0	2.5	1660	$2,675	$1.61	45d	1	1.00mi
301 Candela Cir Sacramento, CA	3.0	2.5	1541	$2,750	$1.78	16d	1	1.02mi
620 Candela Cir Sacramento, CA	3.0	2.5	1681	$2,595	$1.54	45d	1	1.04mi
30 Sheen Ct Sacramento, CA	3.0	2.5	1652	$2,850	$1.73	45d	1	1.04mi
5350 Dunlay Dr #911 Sacramento, CA	3.0	2.0	1519	$2,750	$1.81	3d	1	1.10mi
789 Greg Thatch Cir Sacramento, CA	3.0	2.5	2000	$2,990	$1.50	4d	1	1.11mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	23d	2	1.11mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	19d	3	1.11mi
3044 Enchanted Walk Sacramento, CA	3.0	2.5	1351	$2,300	$1.70	0d	1	1.13mi
3396 Shaker Way Sacramento, CA	3.0	2.5	1815	$3,250	$1.79	13d	1	1.14mi
4355 Adriatic Sea Way Sacramento, CA	3.0	2.5	1763	$2,800	$1.59	0d	1	1.14mi
4850 Natomas Blvd Sacramento, CA	1.0–2.0	1.0–2.0	837	$2,540	$3.03	0d	17	1.14mi
4190 E Commerce Way Sacramento, CA	1.0–3.0	1.0–2.0	940	$3,300	$3.51	0d	20	1.16mi
4237 Malta Island St Sacramento, CA	3.0	2.5	1954	$2,895	$1.48	45d	1	1.22mi
4500 Truxel Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$2,372	$2.64	0d	22	1.29mi
4118 Adriatic Sea Way Sacramento, CA	3.0	2.5	1593	$2,995	$1.88	19d	1	1.34mi
3301 Arena Blvd Sacramento, CA	1.0–3.0	1.0–2.5	952	$2,725	$2.86	0d	1	1.35mi
4138 Hydo Lake Way Sacramento, CA	3.0	2.5	1954	$3,000	$1.54	19d	1	1.38mi
2001 Club Center Dr #3110 Sacramento, CA	2.0	2.5	1154	$2,195	$1.90	6d	1	1.42mi
101 Lily Bay Cir Sacramento, CA	3.0	2.5	1950	$2,900	$1.49	22d	1	1.42mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: gas

Listing history 1 events

1. 2011-02-02
   soldstatus $189,000

ⓘ 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: $6,017 · $501/mo
• Projected year-2 tax: $6,017 · $501/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 6/10 Major FEMA zone A99 · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 14 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: $35,124
• − Mortgage interest: −$26,271
• − Property taxes: −$6,017
• − Insurance: −$3,848
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − HOA: −$1,320
• − Depreciation: −$13,644
• Taxable loss: −$21,596
• Est. tax savings @ 24.0%: +$5,183
• After-tax cash flow: $-7,768/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

Price history

1 event — show timeline

• 2011-02-02 Sold (Public Records) $189,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,017 · +40.6% YoY. Source: county tax records.