7857 S Sayonara Dr · Citrus Heights, CA 95610

$855,000

8 bd · 4.0 ba · 3,576 sqft · MultiFamily public records · 4 Days on market

Built 1963 7,026 sqft lot Est $855k · at est.

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• 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: 4 units. confirmed

Listing remarks

Excellent investment opportunity in the heart of Citrus Heights! This well-maintained fourplex at 7857 Sayonara Drive features four spacious 2-bedroom, 1-bath units, each approximately 894 square feet, for a total of 3,576 square feet of living space. Three units are currently occupied, with one vacant unit available for immediate leasing or owner use, providing flexibility and upside potential for investors. All units offer practical floor plans, separate living and dining areas, and strong rental appeal. The property sits on a 7,026 square foot lot and includes off-street parking for tenants and guests. Conveniently located near shopping, restaurants, schools, public transportation, and m

Key facts

• Off street parking
• 7,026 sq ft lot
• 4 parking spots

Tags

• WELL MAINTAINED FOURPLEX
• PRACTICAL FLOOR PLANS
• OFF STREET PARKING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Four-unit rental property (3 of the 2-bedroom units currently occupied)
• HOA & community: No association

Exterior

• Parking: 4 parking spaces; Guest parking available
• Utilities: Public water; Public sewer; Cable available and connected; Natural gas connected; Separate electric and gas meters; Irrigation from public district
• Home design: Residential income property; Quadruplex (apartments); Two-story building; Built in 1963
• Construction: Shingle/composition roof
• Exterior features: Fenced yard; Yard space; Auto sprinkler (front & rear); Lot shape is regular

Interior

• Kitchen: Electric cooktop; Free-standing refrigerator
• Bedrooms: Four 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Disposal; Dual pane full windows; Balcony/deck (varies by unit)
• Laundry & utility: Washer/dryer hookups; Laundry in common area; Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $855k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive. Per door: $32/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 $706k (17.4% below list).
• Recommended offer: $706k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Citrus Heights — 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 60/100 on livability (#614 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: crime D-, amenities F, commute F.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Orangevale Open K-8 (572 students, 22% FRL); Will Rogers Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 605 students, 71% FRL); El Camino Fundamental High (math 34% / reading 62%, grade D, #378 of 1,170 statewide, top 32%, 1,246 students, 50% FRL) — zoned schools at 48% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 pts) — the specific schools serving this property underperform the San Juan Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.1%/yr); 163 active listings in the ZIP; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $7,062/mo this rent would consume 102% of the median local household income ($83k/yr) (locally 1772% 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 $6k of loan paydown is wiped out by about $26k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $550k; list at $855k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $706,200 (17.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $854,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7828 Sayonara Dr	0.09mi	8/4.0	3,600 (+1%)	19mo	$860,000	$239	79

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-122,677
• Equity at exit: $127,483

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-64,111
• Equity at exit: $73,925

Cash invested: $239,400 (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 95610

• Rents YoY: 4.1%
• Active inventory: 163
• Price-to-rent: 40.4×

Monthly cashflow live

• Estimated rent: $7,062 high
• Mortgage (P&I): −$4,484
• Tax from tax record: −$610 /mo · $7,320/yr
• Insurance: −$356
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,483
• Net cashflow: $129

Break-even live

Break-even rent $6,899

Max offer price $855,000

Occupancy floor 93%

Sensitivity live

Price	-10% $613	-5% $371	+0% $129	+5% $-113	+10% $-355
Rent	-10% $-429	-5% $-150	+0% $129	+5% $408	+10% $687
Rate	-1.0pp $560	-0.5pp $346	base $129	+0.5pp $-93	+1.0pp $-318

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,064
Total (4 units)			$7,062

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: $213,750
• Closing costs: $25,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $855,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $855,000 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: $7,320 · $610/mo
• Projected year-2 tax: $7,320 · $610/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,744
• − Mortgage interest: −$47,893
• − Property taxes: −$7,320
• − Insurance: −$4,275
• − Repairs & maintenance: −$6,780
• − Management: −$6,780
• − Depreciation: −$24,873
• Taxable loss: −$13,176
• Est. tax savings @ 24.0%: +$3,162
• After-tax cash flow: $4,710/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: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Citrus Heights

• Score: 60/100
• State rank: #614
• US rank: #19580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Citrus Heights, CA
• County: Sacramento County · 1,539,646 people
• City population: 89,370
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 46,928
• Household income: $83,327
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1772.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 11% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 9% Russian/Polish/Slavic 5% Other Indo-European 3%

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: ▼ -367.16%
• Current HPI: 325.0105
• Rent YoY: ▲ 4.09%
• 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

-96.4% since first listed

6 events — show timeline

• 2022-08-01 Price Changed $1,500 RENT.
• 2019-03-12 Sold (Public Records) $550,000 Public Records
• 2014-02-24 Sold (Public Records) $320,000 Public Records
• 2002-09-24 Sold (Public Records) $345,500 Public Records
• 2001-04-16 Sold (Public Records) $198,000 Public Records
• 2000-08-31 Sold (Public Records) $42,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $7,320 · +0.9% YoY. Source: county tax records.