9875 Westminster Way · Elk Grove, CA 95757

$665,000

2 bd · 2.5 ba · 2,252 sqft · SingleFamily public records · 59 Days on market

Built 2011 7,906 sqft lot $295/sqft · 13% below area Est $765k · 13% under $210/mo HOA · 7% 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 +13.4/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this beautifully maintained home in the highly sought-after Del Webb Glenbrooke 55+ community in Elk Grove. This thoughtfully designed residence offers 2 bedrooms plus a versatile office/den, 2.5 bathrooms, and a spacious great-room concept ideal for comfortable living and entertaining. The kitchen features granite countertops, ample cabinetry, and opens seamlessly to the main living area, which includes custom built-in cabinetry for added style and functionality. A separate living room provides additional space for relaxation or hosting guests. The home comes complete with washer, dryer, and refrigerator, making it truly move-in ready. Enjoy peaceful outdoor living with a charmi

Key facts

• Rose garden view
• Inviting front porch
• 7,906 sq ft lot

Tags

• COVERED BACKYARD PATIO
• ROSE GARDEN VIEW
• COMMUNITY WALKING TRAILS
• RESORT-STYLE AMENITIES
• INVITING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $665k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (65.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (57.4% below list).
• Recommended offer: $232k (65.1% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 2.8% in Elk Grove — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arlene Hein Elementary (math 57% / reading 60%, grade B-, #265 of 1,571 statewide, top 17%, 846 students, 30% FRL); Elizabeth Pinkerton Middle (math 53% / reading 70%, grade B+, #52 of 498 statewide, top 11%, 982 students, 29% FRL); Cosumnes Oaks High (math 58% / reading 73%, grade B, #157 of 1,170 statewide, top 14%, 2,212 students, 31% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Elk Grove Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 297 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $71k of equity ($5k loan paydown + $66k appreciation (10.0% 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 ~$114k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($645k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,758 (65.1% 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 59 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
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 B-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?
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: 0.43% ✗
• Cap rate: 1.87%
• Cash-on-cash: -15.81%
• DSCR: 0.30
• GRM: 19.5

CMA / ARV

• ARV (median comp): $765,072
• List price: $665,000
• Delta: -13.08%
• 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
9648 Oakham Way	0.25mi	2/2.5	2,252 (0%)	6mo	$695,000	$309	84
9653 Oakham Way	0.27mi	3/2.5 (+1)	2,252 (0%)	2mo	$710,000	$315	81
9644 Oakham Way	0.25mi	2/2.0	2,066 (-8%)	3mo	$590,000	$286	70
7628 Chatsworth Cir	0.25mi	2/2.0	2,066 (-8%)	6mo	$645,000	$312	68
7617 Chatsworth Cir	0.24mi	2/2.0	2,066 (-8%)	7mo	$689,000	$333	68
9590 Oakham Way	0.31mi	2/2.0	2,066 (-8%)	4mo	$679,000	$329	66
8004 Solomon Dr	0.27mi	2/2.0	2,066 (-8%)	9mo	$689,000	$333	64
10052 Wexted Way	0.59mi	3/3.0 (+1)	2,265 (+1%)	2mo	$600,000	$265	63
9617 Oakham Way	0.31mi	2/2.0	2,066 (-8%)	12mo	$700,000	$339	60
6616 Pallazzo Way	0.71mi	3/3.0 (+1)	2,306 (+2%)	8mo	$642,000	$278	49
10131 Blue Whale Way	0.72mi	3/2.0 (+1)	2,038 (-10%)	12mo	$683,990	$336	34
10117 Anadia Way	0.73mi	3/2.0 (+1)	2,038 (-10%)	12mo	$699,990	$343	33

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

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 2.13×
• Total profit: $210,539
• Equity at exit: $599,085

10-year hold

• IRR: 13.9%
• Equity multiple: 5.04×
• Total profit: $752,675
• Equity at exit: $1,291,949

Cash invested: $186,200 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 297
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $2,835 high
• Mortgage (P&I): −$3,487
• Tax from tax record: −$718 /mo · $8,613/yr
• Insurance: −$277
• HOA: −$210
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-2,452

Break-even live

Break-even rent $5,939

Max offer price $231,758

Occupancy floor —

Sensitivity live

Price	-10% $-2,076	-5% $-2,264	+0% $-2,452	+5% $-2,641	+10% $-2,829
Rent	-10% $-2,676	-5% $-2,564	+0% $-2,452	+5% $-2,340	+10% $-2,229
Rate	-1.0pp $-2,118	-0.5pp $-2,283	base $-2,452	+0.5pp $-2,625	+1.0pp $-2,800

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: $166,250
• Closing costs: $19,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7405 Rothschild Ct Elk Grove, CA	3.0	2.0	1859	$2,650	$1.43	3d	1	0.17mi
9867 Tarzo Way Elk Grove, CA	3.0	3.0	1905	$2,700	$1.42	45d	1	0.36mi
7104 Saltgrass Way Elk Grove, CA	3.0	2.0	1818	$2,750	$1.51	45d	1	1.13mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	9d	1	1.15mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	12d	1	1.17mi
10333 Tempier Way Elk Grove, CA	3.0	2.5	2795	$3,195	$1.14	19d	1	1.23mi
10333 Tempier Way Elk Grove, CA	3.0	3.0	2795	$3,350	$1.20	45d	1	1.23mi
10350 Ducasse Way Elk Grove, CA	3.0	3.5	2586	$3,495	$1.35	0d	1	1.32mi
8461 Crystal Walk Cir Elk Grove, CA	3.0	2.5	2250	$2,600	$1.16	46d	1	1.35mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 9 events

1. 2026-06-13
   statusdays on market $665,000 Pending 59 DOM
2. 2026-06-09
   days on market $665,000 Active 57 DOM
3. 2026-06-08
   pricedays on market $665,000 Active 56 DOM
4. 2026-06-07
   days on market $685,000 Active 55 DOM
5. 2026-06-05
   days on market $685,000 Active 52 DOM
6. 2026-06-03
   days on market $685,000 Active 51 DOM
7. 2026-06-02
   days on market $685,000 Active 50 DOM
8. 2026-06-01
   days on market $685,000 Active 49 DOM
9. 2026-05-31
   days on market $685,000 Active 48 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: $8,613 · $718/mo
• Projected year-2 tax: $8,613 · $718/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 4/10 Moderate
• 🌡 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 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,020
• − Mortgage interest: −$37,250
• − Property taxes: −$8,613
• − Insurance: −$3,325
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − HOA: −$2,520
• − Depreciation: −$19,345
• Taxable loss: −$42,477
• Est. tax savings @ 24.0%: +$10,194
• After-tax cash flow: $-19,235/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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 0.75)
• Race & ethnicity: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

+11.3%/yr

Latest (2025): $8,613 · +1.8% YoY. Source: county tax records.