2040 Benita Dr #4 · Rancho Cordova, CA 95670

$190,000

2 bd · 1.0 ba · 924 sqft · Condo public records · 124 Days on market

Built 1969 $206/sqft · 8% below area Est $206k · 8% under $438/mo HOA · 23% of rent

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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 +11.0/15.0
• Cash flow +10.2/30.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional long term real estate investment opportunity in prime Rancho Cordova location for yourself, family and portfolio. This 2 bedroom condo is in central location the is minutes to many schools and other big cities - Folsom Lake College, Sac State, Cosumnes River College, top rated Folsom schools. Easy freeway access to hwy 50 and I80 to Folsom, Downtown Sacramento, and Roseville. Gated Condominium with garage access.

Key facts

• Gated condominium
• Central location
• Easy freeway access

Tags

• RANCHO CORDOVA LOCATION
• CENTRAL LOCATION
• EASY FREEWAY ACCESS
• GATED CONDOMINIUM
• GARAGE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (10.1% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• Folsom-Cordova Unified (urban): math 25% / reading 25% proficiency, ranked #365 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 226 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 124 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $190k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% 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 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is D 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.00% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 8.3

CMA / ARV

• ARV (median comp): $206,123
• List price: $190,000
• Delta: -7.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-41,459
• Equity at exit: $28,330

10-year hold

• IRR: -26.4%
• Equity multiple: -0.12×
• Total profit: $-59,674
• Equity at exit: $16,428

Cash invested: $53,200 (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 95670

• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$996
• Tax from tax record: −$99 /mo · $1,182/yr
• Insurance: −$79
• HOA: −$438
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-109

Break-even live

Break-even rent $2,041

Max offer price $170,734

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-55	+0% $-109	+5% $-163	+10% $-217
Rent	-10% $-259	-5% $-184	+0% $-109	+5% $-34	+10% $41
Rate	-1.0pp $-13	-0.5pp $-61	base $-109	+0.5pp $-158	+1.0pp $-208

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10780 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	760	$1,515	$1.99	3d	7	0.17mi
1990 Benita Dr Rancho Cordova, CA	2.0	1.5	960	$2,300	$2.40	44d	1	0.17mi
10870 Coloma Rd Rancho Cordova, CA	2.0	1.0	950	$1,499	$1.58	4d	1	0.27mi
10680 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	730	$1,889	$2.59	3d	11	0.33mi
10890 Coloma Rd Rancho Cordova, CA	2.0	1.0	925	$1,499	$1.62	24d	3	0.36mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,225	$2.63	3d	1	0.78mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,230	$2.63	21d	9	0.78mi
11070 Hirschfeld Way Rancho Cordova, CA	1.0–2.0	1.0	800	$1,880	$2.35	3d	4	0.84mi
2437 Rashawn Dr Rancho Cordova, CA	2.0	1.0	970	$1,900	$1.96	8d	1	0.91mi
11150 Trinity River Dr Rancho Cordova, CA	2.0–3.0	2.0	1091	$1,850	$1.69	44d	2	0.99mi
11150 Trinity River Dr #79 Rancho Cordova, CA	2.0	1.0	941	$1,980	$2.10	24d	1	1.01mi
10922 Scotsman Way Rancho Cordova, CA	2.0	2.0	1100	$2,050	$1.86	18d	1	1.02mi
2652 Los Nogales Way Rancho Cordova, CA	2.0	2.0	1000	$2,000	$2.00	44d	1	1.08mi
2657 McGregor Dr Rancho Cordova, CA	2.0	2.0	1012	$1,595	$1.58	44d	1	1.08mi
2751 Don Juan Dr Apt 16 Rancho Cordova, CA	2.0	1.5	960	$1,875	$1.95	44d	1	1.13mi
2730 Don Juan Dr Rancho Cordova, CA	2.0	1.0	800	$1,650	$2.06	44d	2	1.14mi
2220 Cemo Cir Gold River, CA	2.0–3.0	2.0	1203	$2,499	$2.08	2d	7	1.25mi
2720 Riesling Way Rancho Cordova, CA	2.0	1.0	840	$1,595	$1.90	23d	1	1.25mi
11260 Point East Dr Rancho Cordova, CA	1.0–2.0	1.0	615	$1,985	$3.23	2d	29	1.27mi
10434 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0–2.0	738	$1,699	$2.30	2d	3	1.43mi
8740 Fair Oaks Blvd Unit 40-20 Carmichael, CA	1.0	1.0	675	$1,375	$2.04	5d	1	1.47mi
8740 Fair Oaks Blvd Unit 32-82 Carmichael, CA	1.0	1.0	675	$1,375	$2.04	44d	1	1.47mi

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-10
   status $190,000 Pending 124 DOM
2. 2026-06-09
   days on market $190,000 Active 124 DOM
3. 2026-06-08
   days on market $190,000 Active 123 DOM
4. 2026-06-07
   days on market $190,000 Active 122 DOM
5. 2026-06-05
   days on market $190,000 Active 119 DOM
6. 2026-06-03
   days on market $190,000 Active 118 DOM
7. 2026-06-02
   days on market $190,000 Active 117 DOM
8. 2026-06-01
   days on market $190,000 Active 116 DOM
9. 2026-05-31
   days on market $190,000 Active 115 DOM
10. 2013-11-27
    soldstatus $70,000
11. 2011-09-30
    soldstatus $55,000
12. 1985-05-01
    soldstatus $19,500

ⓘ 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: $1,182 · $99/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$262/yr (+$22/mo · 22.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,830
• − Mortgage interest: −$10,643
• − Property taxes: −$1,182
• − Insurance: −$950
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$5,256
• − Depreciation: −$5,527
• Taxable loss: −$4,381
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $-257/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: Folsom-Cordova Unified
• NCES district ID: 0613890
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 25% ▼ -38.00%
• Median HH income: $75,408
• Composite: 24.49/100
• National rank: #7656
• State rank: #365 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• 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

+259.0% since first listed

3 events — show timeline

• 2013-11-27 Sold (Public Records) $70,000 Public Records
• 2011-09-30 Sold (Public Records) $55,000 Public Records
• 1985-05-01 Sold (Public Records) $19,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,182 · +12.9% YoY. Source: county tax records.