6156 Rio Linda Blvd · Rio Linda, CA 95673

$200,000

2 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 3 Days on market

Built 1952 0.73 ac lot

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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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +4.8/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This house is trash. Great area and lots of space, but even more trash. Close to shopping and restaurants. Likely a tear down.

Key facts

• 0.73 acre lot
• 2 garage spots
• Built 1952

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached 2-car garage
• Utilities: Water provided by a water district; Other electric; Other sewer; Other utilities; Irrigation: other source
• Home design: Detached single-family residence; Built in 1952
• Construction: Composition roof
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Kitchen with breakfast area
• Bedrooms: 2 bedrooms (located on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One-story home; Breakfast area in kitchen; Main level includes bedrooms, living room, kitchen and garage
• Laundry & utility: Laundry area (details not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $19 ($232/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 6.8% vs local median 3.4% in Rio Linda — 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 55/100 on livability (#856 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools C-, crime F, amenities 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: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $200k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $200,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.09% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $440,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Lilac Ln	0.36mi	2/2.0	1,120 (-4%)	3mo	$340,000	$304	70
212 Jubilee Way	0.38mi	3/2.0 (+1)	1,196 (+2%)	1mo	$440,000	$368	69
209 Jubilee Way	0.41mi	3/2.0 (+1)	1,195 (+2%)	8mo	$449,900	$376	62
539 Harling Ct	0.30mi	3/2.0 (+1)	1,093 (-7%)	7mo	$370,000	$339	60
518 Jamie Ct	0.41mi	3/2.0 (+1)	1,129 (-4%)	7mo	$398,000	$353	60
6624 5th St	0.62mi	3/1.0 (+1)	1,219 (+4%)	3mo	$438,000	$359	57
5812 W 2nd St	0.65mi	3/2.0 (+1)	1,146 (-2%)	4mo	$513,000	$448	53
6544 Sunview Way	0.58mi	3/2.0 (+1)	1,118 (-4%)	7mo	$425,000	$380	51
6731 5th St	0.74mi	3/1.5 (+1)	1,237 (+6%)	1mo	$440,000	$356	48
144 Withington Ave	0.53mi	3/1.0 (+1)	1,026 (-12%)	4mo	$390,000	$380	46
129 Withington Ave	0.69mi	3/1.0 (+1)	1,026 (-12%)	1mo	$410,000	$400	41
330 Willis Ave	0.72mi	3/2.0 (+1)	1,008 (-14%)	4mo	$480,000	$476	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,953
• Equity at exit: $29,821

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-24,453
• Equity at exit: $17,292

Cash invested: $56,000 (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 95673

• Active inventory: 52
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$497 /mo · $5,963/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $19

Break-even live

Break-even rent $2,146

Max offer price $200,000

Occupancy floor 94%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6044 Marysville Blvd Rio Linda, CA	2.0	1.0	700	$1,625	$2.32	1d	1	0.32mi
6472 Linn Way Rio Linda, CA	3.0	1.0	1026	$2,345	$2.29	16d	1	0.47mi
245 Withington Ave Rio Linda, CA	3.0	2.0	1067	$2,550	$2.39	10d	1	0.50mi

Listing history 4 events

1. 2026-06-18
   days on market $200,000 Active 3 DOM
2. 2026-06-17
   days on market $200,000 Active 2 DOM
3. 2026-06-16
   remarks 126-char remark
4. 2026-06-16
   listed $200,000 Active 1 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: $5,963 · $497/mo
• Projected year-2 tax: $5,963 · $497/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 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,048
• − Mortgage interest: −$11,203
• − Property taxes: −$5,963
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$5,818
• Taxable loss: −$2,901
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $928/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 — Rio Linda

• Score: 55/100
• State rank: #856
• US rank: #23451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Linda, CA
• City population: 16,935
• Population (ZIP): 16,935

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 26% Asian 8% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 2% Italian 2%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 71% English-only · Spanish 14% Russian/Polish/Slavic 7% Other Asian/Pacific 5%

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: ▼ -339.49%
• Current HPI: 356.5128
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 1988-07-08 Sold (Public Records) $72,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $5,963 · +147.1% YoY. Source: county tax records.