5373 Pacific Yacht Way · Sacramento, CA 95835

$689,990

4 bd · 3.5 ba · 2,776 sqft · SingleFamily · 51 Days on market

Built 2026 $249/sqft · 18% below area Est $840k · 18% under

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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 +15.0/15.0
• Appreciation +9.6/10.0
• Cash flow +3.9/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks

This new two-story home offers luxurious living with two owner's suites, each featuring a spa-inspired bathroom and generous walk-in closet. On the first floor is an inviting open-concept floorplan with access to the California Room for simple outdoor living, conveniently located near the first owner's suite. A versatile loft provides a shared living area on the second floor near three bedrooms and the second owner's suite.

Key facts

• 2 garage spots
• Built 2026
• Listed 51 days

Property features AI

Finance

• Financial info: List price $689,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence; Residence 2776 floor plan
• Exterior features: Address: 5373 Pacific Yacht Way, Sacramento, CA 95835

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home — Residence 2776 plan; Living area approximately 2776

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $690k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (48.3% below list).
• Recommended offer: $357k (48.3% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Regency Park Elementary (723 students, 69% FRL); Norwood Junior High (406 students, 83% FRL); Rio Linda High (1,596 students, 82% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 406 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 37% 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 $68k of equity ($5k loan paydown + $63k 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 ~$109k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($669k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); major wildfire 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 $356,693 (48.3% 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 51 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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. 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: 0.52% ✗
• Cap rate: 2.90%
• Cash-on-cash: -12.12%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (median comp): $840,307
• List price: $689,990
• Delta: -17.89%
• 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
4072 Waterleaf Ave	0.54mi	4/3.5	2,786 (+0%)	8mo	$850,000	$305	68
5601 Cancion St	0.41mi	5/4.0 (+1)	2,804 (+1%)	6mo	$745,000	$266	67
3936 Waterleaf Ave	0.59mi	4/3.0	2,727 (-2%)	3mo	$850,000	$312	65
5913 Filial St	0.72mi	4/3.5	2,786 (+0%)	3mo	$715,000	$257	63
3924 Waterleaf Ave	0.60mi	4/3.5	2,786 (+0%)	12mo	$989,000	$355	62
3825 Nava Ave	0.48mi	5/3.5 (+1)	2,968 (+7%)	6mo	$775,000	$261	56
3706 Yellow Leaf Ave	0.72mi	4/3.0	2,869 (+3%)	5mo	$752,500	$262	55
3789 Gresham Ln	0.67mi	5/4.0 (+1)	2,646 (-5%)	2mo	$730,000	$276	52
5936 Rosalee St	0.67mi	5/3.0 (+1)	3,046 (+10%)	0mo	$760,000	$250	45
5907 Quilter St	0.69mi	5/3.0 (+1)	2,620 (-6%)	10mo	$640,000	$244	43
3748 Oyster Point Way	0.54mi	5/4.5 (+1)	3,178 (+14%)	4mo	$748,000	$235	38
190 Hebron Cir	0.68mi	3/2.5 (-1)	2,511 (-10%)	7mo	$650,000	$259	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: 13.0%
• Equity multiple: 2.04×
• Total profit: $199,989
• Equity at exit: $580,983

10-year hold

• IRR: 13.0%
• Equity multiple: 4.49×
• Total profit: $674,310
• Equity at exit: $1,212,069

Cash invested: $193,197 (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: 16.1×

Monthly cashflow live

• Estimated rent: $3,567 high
• Mortgage (P&I): −$3,618
• Tax est. 1.5%: −$862 /mo · $10,350/yr
• Insurance: −$287
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-2,076

Break-even live

Break-even rent $6,194

Max offer price $389,633

Occupancy floor —

Sensitivity live

Price	-10% $-1,599	-5% $-1,837	+0% $-2,076	+5% $-2,314	+10% $-2,553
Rent	-10% $-2,357	-5% $-2,217	+0% $-2,076	+5% $-1,935	+10% $-1,794
Rate	-1.0pp $-1,728	-0.5pp $-1,900	base $-2,076	+0.5pp $-2,254	+1.0pp $-2,436

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: $172,498
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 Liberty Ship Way Sacramento, CA	4.0	4.0	2776	$3,650	$1.31	0d	1	0.14mi
4096 Azul Way Sacramento, CA	3.0	2.5	3180	$2,800	$0.88	21d	1	0.34mi
4236 Bellwether Way Sacramento, CA	4.0	2.5	2282	$3,300	$1.45	0d	1	0.61mi
5948 Rosalee St Sacramento, CA	3.0	2.5	2740	$3,095	$1.13	45d	1	0.67mi
3606 Damora Ave Sacramento, CA	4.0	3.5	2362	$3,900	$1.65	45d	1	0.71mi
3530 Callison Dr Sacramento, CA	4.0	2.5	2007	$3,000	$1.49	0d	1	0.88mi
5421 Shennecock Way Unit 1 Sacramento, CA	4.0	2.5	2561	$3,000	$1.17	12d	1	0.93mi
789 Greg Thatch Cir Sacramento, CA	3.0	2.5	2000	$2,990	$1.50	4d	1	1.09mi
271 Vista Cove Cir Sacramento, CA	5.0	3.0	2900	$3,595	$1.24	5d	1	1.16mi
11 Sola Ct Sacramento, CA	5.0	3.0	3582	$4,900	$1.37	45d	1	1.17mi
5663 Lolet Way Sacramento, CA	4.0	3.0	2630	$3,295	$1.25	0d	1	1.26mi

Listing history 16 events

1. 2026-06-18
   days on market $689,990 Active 51 DOM
2. 2026-06-17
   days on market $689,990 Active 50 DOM
3. 2026-06-16
   days on market $689,990 Active 49 DOM
4. 2026-06-15
   days on market $689,990 Active 48 DOM
5. 2026-06-13
   days on market $689,990 Active 46 DOM
6. 2026-06-13
   days on market $689,990 Active 45 DOM
7. 2026-06-09
   days on market $689,990 Active 42 DOM
8. 2026-06-08
   days on market $689,990 Active 41 DOM
9. 2026-06-07
   days on market $689,990 Active 40 DOM
10. 2026-06-03
    days on market $689,990 Active 36 DOM
11. 2026-06-02
    days on market $689,990 Active 35 DOM
12. 2026-06-01
    days on market $689,990 Active 34 DOM
13. 2026-05-31
    days on market $689,990 Active 33 DOM
14. 2026-05-12
    price $689,990 427-char remark
15. 2026-04-28
    listed $702,990 Active 427-char remark
16. 2025-12-12
    soldstatus $13,250,500

ⓘ 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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,803
• − Mortgage interest: −$38,650
• − Property taxes: −$10,350
• − Insurance: −$4,952
• − Repairs & maintenance: −$3,424
• − Management: −$3,424
• − Depreciation: −$20,072
• Taxable loss: −$38,070
• Est. tax savings @ 24.0%: +$9,137
• After-tax cash flow: $-15,772/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): 42,004
• 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