1106 E · Sacramento, CA 95814

$1,975,000

None bd · None ba · 5,000 sqft · MultiFamily · 45 Days on market

Built 1900 Good condition 3,049 sqft lot $395/sqft · 69% above area ↓ 12% since listing

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Why this score? — see what drove the B- 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).

• Cash flow +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 17 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Located in the Heart of Downtown Sacramento steps away from Golden 1 Arena and the new Downtown Commons Entertainment District. This unique 17 unit complex contains a spacious full size large private studio and 16 junior studio SRO units all individually addressed with all long term leases. The whole complex has been completely remodeled throughout with own private coin operated laundry. Conveniently located near business 80 and I-5 one block away from the light rail. Across the street from the award winning Creamery roof top development in the Alkali Flats neighborhood, near restaurants and shops.

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 44 days

Tags

• PRIVATE COIN OPERATED LAUNDRY
• ALKALI FLATS NEIGHBORHOOD
• NEAR RESTAURANTS AND SHOPS

What this means for you Summary

Snapshot

• This is a 17 × 1-bed/1-bath units multifamily listed at $1.98M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.98M).
• Recommended offer: $1.92M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: schools D+, crime F, cost of living F.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.6%/yr); 44 active listings in the ZIP; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $24,174/mo this rent would consume 498% of the median local household income ($58k/yr) (locally 1600% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($14k loan paydown + $5k appreciation (0.2% local appreciation)).
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 0.0% rent growth), your $553k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$122k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.92M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 187995% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,915,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.22% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,170,266
• List price: $1,975,000
• Delta: 68.77%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 F St	0.17mi	—/—	4,797 (-4%)	17mo	$1,255,000	$262	71
1323 Democracy Aly	0.21mi	9/8.0	4,470 (-11%)	7mo	$1,616,160	$362	67
1508 - 1510 E St	0.33mi	10/5.0	4,580 (-8%)	13mo	$1,610,000	$352	60

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

Projected returns pro-forma

0.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.44×
• Total profit: $242,051
• Equity at exit: $598,241

10-year hold

• IRR: 11.8%
• Equity multiple: 2.21×
• Total profit: $671,000
• Equity at exit: $739,182

Cash invested: $553,000 (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 95814

• Home prices YoY: 0.1%
• Rents YoY: -0.6%
• Active inventory: 44
• Price-to-rent: 115.7×

Monthly cashflow live

• Estimated rent: $24,174 high
• Mortgage (P&I): −$10,357
• Tax est. 1.5%: −$2,469 /mo · $29,625/yr
• Insurance: −$823
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,077
• Net cashflow: $5,449

Break-even live

Break-even rent $17,277

Max offer price $1,975,000

Occupancy floor 72%

Sensitivity live

Price	-10% $6,814	-5% $6,131	+0% $5,449	+5% $4,766	+10% $4,084
Rent	-10% $3,539	-5% $4,494	+0% $5,449	+5% $6,404	+10% $7,358
Rate	-1.0pp $6,443	-0.5pp $5,951	base $5,449	+0.5pp $4,937	+1.0pp $4,416

17-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 17× units	1	1	$24,174
Total (17 units)			$24,174

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: $493,750
• Closing costs: $59,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $1,975,000 Active 45 DOM
2. 2026-06-18
   days on market $1,975,000 Active 42 DOM
3. 2026-06-17
   days on market $1,975,000 Active 41 DOM
4. 2026-06-16
   days on market $1,975,000 Active 40 DOM
5. 2026-06-15
   days on market $1,975,000 Active 39 DOM
6. 2026-06-13
   days on market $1,975,000 Active 37 DOM
7. 2026-06-13
   days on market $1,975,000 Active 36 DOM
8. 2026-06-09
   days on market $1,975,000 Active 33 DOM
9. 2026-06-08
   days on market $1,975,000 Active 32 DOM
10. 2026-06-07
    days on market $1,975,000 Active 31 DOM
11. 2026-06-05
    days on market $1,975,000 Active 28 DOM
12. 2026-06-03
    days on market $1,975,000 Active 27 DOM
13. 2026-06-02
    days on market $1,975,000 Active 26 DOM
14. 2026-06-01
    days on market $1,975,000 Active 25 DOM
15. 2026-05-31
    days on market $1,975,000 Active 24 DOM
16. 2025-11-21
    historical $1,050
17. 2025-06-28
    listed $1,050
18. 2025-03-13
    historical $1,050
19. 2025-03-13
    historical $1,050
20. 2025-03-13
    listed $1,050
21. 2025-03-13
    listed $1,050
22. 2024-12-06
    historical $900
23. 2024-11-20
    price $900
24. 2024-09-12
    listed $1,050
25. 2024-09-12
    historical $1,050
26. 2024-09-11
    listed $1,050
27. 2024-09-09
    historical $950
28. 2024-08-07
    listed $950
29. 2024-05-08
    historical $1,195
30. 2024-04-27
    listed $1,195
31. 2023-10-20
    historical $1,195
32. 2023-10-18
    listed $1,195

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $290,088
• − Mortgage interest: −$110,631
• − Property taxes: −$29,625
• − Insurance: −$9,875
• − Repairs & maintenance: −$23,207
• − Management: −$23,207
• − Depreciation: −$57,455
• Taxable income: $36,089
• Est. tax owed @ 24.0%: −$8,661
• After-tax cash flow: $56,723/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This multi-family property in the heart of Downtown Sacramento is in good condition with cosmetic updates needed to modernize the kitchen and bathroom. The location and amenities make it a strong investment opportunity.

Repairs flagged

• Minor Kitchen cabinets — Standard kitchen cabinets with dated design.
• Minor Bathroom fixtures — Standard bathroom fixtures with dated design.

Value-add opportunities

• Both Modernize kitchen and bathroom — Updating the kitchen and bathroom will enhance the home's appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Standard kitchen cabinets with dated design.	Minor	$500–3,000
Bathroom fixtures · Standard bathroom fixtures with dated design.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Modernize kitchen and bathroom — Updating the kitchen and bathroom will enhance the home's appeal and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 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): 12,355
• Household income: $58,284
• Rent vs Own: 88.8% rent · 11.2% own
• Severe rent burden: 1600.0

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 0.71)
• Race & ethnicity: White 46% Hispanic / Latino 21% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Romanian 2% Italian 2% Portuguese 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 12% Chinese 3% Other Indo-European 3%

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: ▲ 0.25%
• Current HPI: 385.972
• Rent YoY: ▼ -0.56%
• 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

-12.1% since first listed

17 events — show timeline

• 2025-11-21 Rental Removed $1,050 BUILDIUM
• 2025-06-28 Listed for Rent $1,050 BUILDIUM
• 2025-03-13 Rental Removed $1,050 BUILDIUM
• 2025-03-13 Rental Removed $1,050 BUILDIUM
• 2025-03-13 Listed for Rent $1,050 BUILDIUM
• 2025-03-13 Listed for Rent $1,050 BUILDIUM
• 2024-12-06 Rental Removed $900 BUILDIUM
• 2024-11-20 Price Changed $900 BUILDIUM
• 2024-09-12 Listed for Rent $1,050 BUILDIUM
• 2024-09-12 Rental Removed $1,050 BUILDIUM
• 2024-09-11 Listed for Rent $1,050 BUILDIUM
• 2024-09-09 Rental Removed $950 BUILDIUM
• 2024-08-07 Listed for Rent $950 BUILDIUM
• 2024-05-08 Rental Removed $1,195 BUILDIUM
• 2024-04-27 Listed for Rent $1,195 BUILDIUM
• 2023-10-20 Rental Removed $1,195 BUILDIUM
• 2023-10-18 Listed for Rent $1,195 BUILDIUM