10071 Sea Turtle St · Elk Grove, CA 95757

$675,000

3 bd · 3.0 ba · 1,891 sqft · SingleFamily public records · 62 Days on market

Built 2022 4,589 sqft lot $357/sqft · 7% below area Est $725k · 7% 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 +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +4.1/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to the Madeira South community of Elk Grove! You will love this beautiful farmhouse-style residence, which provides 1,891 (approx) square feet of living space with a lot of 4,589 (approx) square feet. The home is in excellent condition, kept immaculate, features 3 bedrooms (2 large bedrooms suites upstairs and 1 bedroom downstairs), 3 full bathrooms ( 2 with stall showers and 1 with tub) 2 built-in desks with drawers and cabinets in the hallway upstairs perfect for workstation, like-new Maytag washer and dryer in the laundry room, with 2 high ceilings, an open floor plan, EV hook up ready, attached two-car garage, and a solar power system. Perfect for grandparents, there is 1 downstairs bedroom! The home offers many thoughtful and beautiful upgrades, including custom shutters for the windows and cement in for a low-maintenance large backyard big enough room to fit a boat or RV or even a basketball court. The property is also located near a lush park, schools, grocery stores, dining, shopping centers, and freeway access. This is a wonderful opportunity for a new family or anyone looking for a fresh start in a comfortable, warm, and inviting community and neighborhood, home is facing West.

Key facts

• 4,589 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (48.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (51.3% below list).
• Recommended offer: $329k (51.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 295 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• In year one you build about $72k of equity ($5k loan paydown + $68k appreciation (10.0% 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 ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($634k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,686 (51.3% 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 62 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.49% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.74%
• DSCR: 0.48
• GRM: 17.1

CMA / ARV

• ARV (median comp): $725,265
• List price: $675,000
• Delta: -6.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10032 Wagoner Way	0.23mi	3/3.0	2,127 (+12%)	0mo	$705,000	$331	68
9848 Porto Bay Dr	0.71mi	3/2.5	1,852 (-2%)	0mo	$610,000	$329	61
10124 Zane Way	0.32mi	3/2.5	1,628 (-14%)	2mo	$562,000	$345	58
8462 Kissa Cir	0.48mi	4/2.0 (+1)	2,002 (+6%)	2mo	$680,000	$340	57
9908 Carico Way	0.55mi	4/3.0 (+1)	1,749 (-8%)	1mo	$650,000	$372	56
8393 Eleodoro Way	0.74mi	3/2.5	1,960 (+4%)	3mo	$580,075	$296	55
8475 Anker Way	0.40mi	4/2.5 (+1)	1,651 (-13%)	0mo	$570,000	$345	53
8524 Anker Way	0.41mi	4/2.5 (+1)	1,651 (-13%)	0mo	$560,000	$339	52
8396 Solfrid Way	0.73mi	3/2.5	1,730 (-8%)	0mo	$555,000	$321	50
8357 Eleodoro Way	0.71mi	3/2.5	1,730 (-8%)	2mo	$562,168	$325	49
8349 Eleodoro Way	0.71mi	4/3.0 (+1)	2,075 (+10%)	1mo	$617,720	$298	45
9644 Oakham Way	0.65mi	2/2.0 (-1)	2,066 (+9%)	3mo	$590,000	$286	43

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

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $254,989
• Equity at exit: $608,093

10-year hold

• IRR: 15.9%
• Equity multiple: 5.52×
• Total profit: $854,476
• Equity at exit: $1,311,377

Cash invested: $189,000 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 295
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$3,540
• Tax from tax record: −$624 /mo · $7,487/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-1,848

Break-even live

Break-even rent $5,626

Max offer price $348,490

Occupancy floor —

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	7d	1	0.25mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	7d	1	0.26mi
8420 Mondale Way Elk Grove, CA	4.0	3.0	2450	$3,950	$1.61	43d	1	0.40mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	23d	1	0.41mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	10d	1	0.41mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	20d	1	0.44mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	21d	1	0.44mi
10123 Blue Whale Way Elk Grove, CA	4.0	3.0	2445	$4,200	$1.72	16d	1	0.45mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	23d	1	0.52mi
8358 Akino Ct Elk Grove, CA	4.0	3.5	2321	$3,200	$1.38	43d	1	0.54mi
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	17d	1	0.70mi
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	2d	1	0.71mi
9773 Philta Way Elk Grove, CA	4.0	2.5	2564	$3,500	$1.37	4d	1	0.81mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	19d	1	0.82mi
9932 Westminster Way Elk Grove, CA	2.0	2.0	1376	$2,695	$1.96	23d	1	0.88mi
7540 Abbey Cir Elk Grove, CA	2.0	2.0	1257	$2,700	$2.15	4d	1	0.92mi
7405 Rothschild Ct Elk Grove, CA	3.0	2.0	1859	$2,650	$1.43	1d	1	1.06mi
7216 Tavira Ct Elk Grove, CA	3.0	2.0	1513	$2,600	$1.72	43d	1	1.14mi
9867 Tarzo Way Elk Grove, CA	3.0	3.0	1905	$2,700	$1.42	43d	1	1.17mi
8212 Shannon Oak Ln Elk Grove, CA	3.0	2.5	1351	$2,600	$1.92	43d	1	1.23mi
10573 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	1.28mi
10571 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	10d	1	1.29mi
9567 S Coast Ln Elk Grove, CA	2.0	2.5	1265	$2,300	$1.82	3d	1	1.29mi
10516 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,399	$2.28	4d	1	1.29mi
10565 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	10d	1	1.29mi
10563 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	1.30mi
10508 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,389	$2.27	20d	1	1.30mi
10564 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	23d	1	1.30mi
10583 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	23d	1	1.31mi
10577 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	43d	1	1.31mi
10439 Barrena Loop Elk Grove, CA	2.0–3.0	2.5	1252	$3,149	$2.52	1d	1	1.32mi
10595 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	43d	1	1.33mi
10589 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,119	$2.36	23d	1	1.33mi
9534 Sunlight Ln Elk Grove, CA	3.0	2.0	1427	$2,650	$1.86	17d	1	1.36mi
8418 Everson Ln Elk Grove, CA	4.0	3.0	2476	$3,400	$1.37	23d	1	1.38mi
7706 Brabham Way Elk Grove, CA	3.0	2.0	1434	$2,995	$2.09	43d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $675,000 Active 62 DOM
2. 2026-06-17
   days on market $675,000 Active 61 DOM
3. 2026-06-16
   days on market $675,000 Active 60 DOM
4. 2026-06-15
   days on market $675,000 Active 59 DOM
5. 2026-06-13
   days on market $675,000 Active 57 DOM
6. 2026-06-13
   days on market $675,000 Active 56 DOM
7. 2026-06-09
   days on market $675,000 Active 53 DOM
8. 2026-06-08
   days on market $675,000 Active 52 DOM
9. 2026-06-07
   days on market $675,000 Active 51 DOM
10. 2026-06-05
    days on market $675,000 Active 48 DOM
11. 2026-06-03
    days on market $675,000 Active 47 DOM
12. 2026-06-02
    days on market $675,000 Active 46 DOM
13. 2026-06-01
    days on market $675,000 Active 45 DOM
14. 2026-05-31
    days on market $675,000 Active 44 DOM
15. 2026-04-17
    listed $699,000 Active 1214-char remark

    Show marketing remark (1214 chars)

    Welcome to the Madeira South community of Elk Grove! You will love this beautiful farmhouse-style residence, which provides 1,891 (approx) square feet of living space with a lot of 4,589 (approx) square feet. The home is in excellent condition, kept immaculate, features 3 bedrooms (2 large bedrooms suites upstairs and 1 bedroom downstairs), 3 full bathrooms ( 2 with stall showers and 1 with tub) 2 built-in desks with drawers and cabinets in the hallway upstairs perfect for workstation, like-new Maytag washer and dryer in the laundry room, with 2 high ceilings, an open floor plan, EV hook up ready, attached two-car garage, and a solar power system. Perfect for grandparents, there is 1 downstairs bedroom! The home offers many thoughtful and beautiful upgrades, including custom shutters for the windows and cement in for a low-maintenance large backyard big enough room to fit a boat or RV or even a basketball court. The property is also located near a lush park, schools, grocery stores, dining, shopping centers, and freeway access. This is a wonderful opportunity for a new family or anyone looking for a fresh start in a comfortable, warm, and inviting community and neighborhood, home is facing West.

16. 2026-04-17
    listed $699,000 Active 1214-char remark

    Show marketing remark (1214 chars)

    Welcome to the Madeira South community of Elk Grove! You will love this beautiful farmhouse-style residence, which provides 1,891 (approx) square feet of living space with a lot of 4,589 (approx) square feet. The home is in excellent condition, kept immaculate, features 3 bedrooms (2 large bedrooms suites upstairs and 1 bedroom downstairs), 3 full bathrooms ( 2 with stall showers and 1 with tub) 2 built-in desks with drawers and cabinets in the hallway upstairs perfect for workstation, like-new Maytag washer and dryer in the laundry room, with 2 high ceilings, an open floor plan, EV hook up ready, attached two-car garage, and a solar power system. Perfect for grandparents, there is 1 downstairs bedroom! The home offers many thoughtful and beautiful upgrades, including custom shutters for the windows and cement in for a low-maintenance large backyard big enough room to fit a boat or RV or even a basketball court. The property is also located near a lush park, schools, grocery stores, dining, shopping centers, and freeway access. This is a wonderful opportunity for a new family or anyone looking for a fresh start in a comfortable, warm, and inviting community and neighborhood, home is facing West.

ⓘ 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: $7,487 · $624/mo
• Projected year-2 tax: $7,487 · $624/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 4/10 Moderate
• 🌡 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 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,442
• − Mortgage interest: −$37,810
• − Property taxes: −$7,487
• − Insurance: −$3,375
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − Depreciation: −$19,636
• Taxable loss: −$35,177
• Est. tax savings @ 24.0%: +$8,442
• After-tax cash flow: $-13,737/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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 0.75)
• Race & ethnicity: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-17 Listed $699,000 MLSListings
• 2026-04-17 Listed $699,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+23.5%/yr

Latest (2025): $7,487 · +2.2% YoY. Source: county tax records.