2605 Albatross Way · Sacramento, CA 95815

$1,200,000

14 bd · 7.0 ba · 4,536 sqft · MultiFamily public records · 80 Days on market

Built 1959 0.29 ac lot $265/sqft · 9% above area Est $1105k · 9% over

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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).

• Cash flow +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

7 Unit, 2 bed, 1 baths! Residential Income Producing Property! Excellent opportunity to acquire a well-performing multi-family asset in Sacramento. 2605 Albatross Way features a low-rise apartment community built in 1959, consisting of multiple units on a spacious ~0.29-acre lot. This property is ideal for investors seeking immediate income with upside potential. Currently operating at 100% occupancy, the asset provides solid in-place cash flow with room to increase rents and improve returns. This complex features 7, 2-bedroom, 1-bath layouts, appealing to a broad tenant base and supporting consistent demand in the area.

Key facts

• 0.29 acre lot
• 9 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 7 × 2-bed/1.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive. Per door: $83/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.09M (9.0% below list).
• Recommended offer: $1.09M (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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 (+1.5%/yr); 99 active listings in the ZIP; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $10,915/mo this rent would consume 218% of the median local household income ($60k/yr) (locally 1877% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k 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 80 days — a 6% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,091,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 9% 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.91% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,104,728
• List price: $1,200,000
• Delta: 8.62%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-173,636
• Equity at exit: $178,924

10-year hold

• IRR: -8.5%
• Equity multiple: 0.50×
• Total profit: $-167,538
• Equity at exit: $103,754

Cash invested: $336,000 (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 95815

• Home prices YoY: -32.2%
• Rents YoY: 1.5%
• Active inventory: 99
• Price-to-rent: 64.1×

Monthly cashflow live

• Estimated rent: $10,915 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,185 /mo · $14,224/yr
• Insurance: −$500
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,292
• Net cashflow: $578

Break-even live

Break-even rent $10,183

Max offer price $1,200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $1,257	-5% $918	+0% $578	+5% $238	+10% $-101
Rent	-10% $-284	-5% $147	+0% $578	+5% $1,009	+10% $1,440
Rate	-1.0pp $1,182	-0.5pp $883	base $578	+0.5pp $267	+1.0pp $-49

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

Units	Beds	Baths	Est. rent
▸ 7× units	2	1	$10,913
Total (7 units)			$10,915

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $1,200,000 Active 80 DOM
2. 2026-06-18
   days on market $1,200,000 Active 77 DOM
3. 2026-06-17
   days on market $1,200,000 Active 76 DOM
4. 2026-06-16
   days on market $1,200,000 Active 75 DOM
5. 2026-06-15
   days on market $1,200,000 Active 74 DOM
6. 2026-06-13
   days on market $1,200,000 Active 72 DOM
7. 2026-06-13
   days on market $1,200,000 Active 71 DOM
8. 2026-06-09
   days on market $1,200,000 Active 68 DOM
9. 2026-06-08
   days on market $1,200,000 Active 67 DOM
10. 2026-06-07
    days on market $1,200,000 Active 66 DOM
11. 2026-06-03
    days on market $1,200,000 Active 62 DOM
12. 2026-06-02
    days on market $1,200,000 Active 61 DOM
13. 2026-06-01
    days on market $1,200,000 Active 60 DOM
14. 2026-05-31
    days on market $1,200,000 Active 59 DOM
15. 2022-07-21
    soldstatus $1,082,500
16. 2021-12-17
    soldstatus $1,125,000
17. 1990-10-16
    soldstatus $160,000
18. 1989-03-07
    soldstatus $160,000
19. 1981-08-12
    soldstatus $43,500
20. 1978-10-27
    soldstatus $93,000

ⓘ 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: $14,224 · $1,185/mo
• Projected year-2 tax: $14,224 · $1,185/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 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,980
• − Mortgage interest: −$67,219
• − Property taxes: −$14,224
• − Insurance: −$6,798
• − Repairs & maintenance: −$10,478
• − Management: −$10,478
• − Depreciation: −$34,909
• Taxable loss: −$13,126
• Est. tax savings @ 24.0%: +$3,150
• After-tax cash flow: $10,088/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): 26,658
• Household income: $60,097
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 1877.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 42% White 28% Two or more races 14% Black 12% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 28% Other Asian/Pacific 6% Other Indo-European 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: ▼ -213.04%
• Current HPI: 449.1398
• Rent YoY: ▲ 1.52%
• 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

+1064.0% since first listed

6 events — show timeline

• 2022-07-21 Sold (Public Records) $1,082,500 Public Records
• 2021-12-17 Sold (Public Records) $1,125,000 Public Records
• 1990-10-16 Sold (Public Records) $160,000 Public Records
• 1989-03-07 Sold (Public Records) $160,000 Public Records
• 1981-08-12 Sold (Public Records) $43,500 Public Records
• 1978-10-27 Sold (Public Records) $93,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $14,224 · +5.4% YoY. Source: county tax records.