450 Peralta Ave · Sacramento, CA 95833

$324,900

1 bd · 1.0 ba · 279 sqft · MultiFamily public records · 59 Days on market

Built 1942 9,583 sqft lot $1165/sqft · 159% above area Est $346k · 6% under

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +10.2/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent investment opportunity with performing tenants already in place. Property features a main residence plus an additional unit, offering strong potential for rental income. The property provides a functional layout and added flexibility for investors seeking a multi-unit setup. Situated on a spacious lot and conveniently located near schools, shopping, and commuter routes, this property is well positioned for long-term rental demand. Ideal for investors looking to expand their portfolio with a property that offers both stability and upside potential.

Key facts

• Near schools
• Near shopping
• Multi-unit setup

Tags

• ADDITIONAL UNIT
• MULTI-UNIT SETUP
• SPACIOUS LOT
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (3.6% below list).
• Recommended offer: $313k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.8%/yr); 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 38% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 59 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 40512% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $246k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,300 (3.6% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 0.96% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $345,839
• List price: $324,900
• Delta: -6.05%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-35,674
• Equity at exit: $48,444

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,550
• Equity at exit: $28,091

Cash invested: $90,972 (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: 134
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $3,133 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$286 /mo · $3,430/yr
• Insurance: −$135
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $225

Break-even live

Break-even rent $2,848

Max offer price $324,900

Occupancy floor 88%

Sensitivity live

Price	-10% $409	-5% $317	+0% $225	+5% $133	+10% $41
Rent	-10% $-23	-5% $101	+0% $225	+5% $349	+10% $472
Rate	-1.0pp $388	-0.5pp $307	base $225	+0.5pp $141	+1.0pp $55

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,134
Total (2 units)			$3,133

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2590 Grove Ave Sacramento, CA	—	1.0	250	$1,650	$6.60	44d	1	0.77mi

Listing history 20 events

1. 2026-06-18
   days on market $324,900 Active 59 DOM
2. 2026-06-17
   days on market $324,900 Active 58 DOM
3. 2026-06-16
   days on market $324,900 Active 57 DOM
4. 2026-06-15
   days on market $324,900 Active 56 DOM
5. 2026-06-13
   days on market $324,900 Active 54 DOM
6. 2026-06-13
   days on market $324,900 Active 53 DOM
7. 2026-06-09
   days on market $324,900 Active 50 DOM
8. 2026-06-08
   days on market $324,900 Active 49 DOM
9. 2026-06-07
   days on market $324,900 Active 48 DOM
10. 2026-06-03
    days on market $324,900 Active 44 DOM
11. 2026-06-02
    days on market $324,900 Active 43 DOM
12. 2026-06-01
    days on market $324,900 Active 42 DOM
13. 2026-05-31
    days on market $324,900 Active 41 DOM
14. 2025-07-07
    historical $800
15. 2025-07-02
    listed $800
16. 2025-06-09
    historical $800
17. 2025-05-21
    listed $800
18. 2024-06-06
    historical $800
19. 2024-05-07
    listed $800
20. 2021-07-14
    soldstatus $246,000

ⓘ 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: $3,430 · $286/mo
• Projected year-2 tax: $3,430 · $286/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 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: $37,596
• − Mortgage interest: −$18,199
• − Property taxes: −$3,430
• − Insurance: −$3,127
• − Repairs & maintenance: −$3,008
• − Management: −$3,008
• − Depreciation: −$9,452
• Taxable loss: −$2,628
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $3,328/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 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): 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

7 events — show timeline

• 2025-07-07 Rental Removed $800 APPFOLIO
• 2025-07-02 Listed for Rent $800 APPFOLIO
• 2025-06-09 Rental Removed $800 APPFOLIO
• 2025-05-21 Listed for Rent $800 APPFOLIO
• 2024-06-06 Rental Removed $800 APPFOLIO
• 2024-05-07 Listed for Rent $800 APPFOLIO
• 2021-07-14 Sold (Public Records) $246,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,430 · +3.9% YoY. Source: county tax records.