308 Anderson · Sacramento, CA 95838

$311,000

4 bd · 2.0 ba · 1,300 sqft · MultiFamily public records · 59 Days on market

Built 1942 3,920 sqft lot Est $437k · 29% under

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1942

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 total parking spaces
• Utilities: Natural gas connected; Public water; Public sewer; No irrigation
• Home design: Duplex (residential income); Apartments subtype; Built in 1942; Two stories
• Construction: Year built 1942
• Exterior features: Court-front lot

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Concrete; Tile
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall cooling units
• Interior features: Free standing gas range; Dishwasher; Concrete and tile floors; Two-story layout
• Laundry & utility: Washer/Dryer hookups in each unit; Laundry in each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $311k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive. Per door: $59/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 $285k (8.5% below list).
• Recommended offer: $285k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Sacramento — 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 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.
• Robla Elementary (urban): math 29% / reading 38% proficiency, ranked #923 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bell Avenue Elementary (416 students, 88% FRL).
• Market conditions: Rents soft (-2.7%/yr); 164 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,846/mo this rent would consume 50% of the median local household income ($68k/yr) (locally 1834% 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 $2k of loan paydown is wiped out by about $9k 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 59 days — a 3% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $39k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $284,600 (8.5% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $436,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Tinker Way	0.34mi	4/2.0	1,369 (+5%)	15mo	$450,000	$329	63
1962 Grand Ave	0.39mi	4/2.0	1,414 (+9%)	10mo	$475,000	$336	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-51,127
• Equity at exit: $46,371

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-66,870
• Equity at exit: $26,890

Cash invested: $87,080 (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 95838

• Rents YoY: -2.7%
• Active inventory: 164
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $2,846 high
• Mortgage (P&I): −$1,631
• Tax from tax record: −$369 /mo · $4,426/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $119

Break-even live

Break-even rent $2,695

Max offer price $311,000

Occupancy floor 91%

Sensitivity live

Price	-10% $295	-5% $207	+0% $119	+5% $31	+10% $-57
Rent	-10% $-106	-5% $7	+0% $119	+5% $231	+10% $344
Rate	-1.0pp $276	-0.5pp $198	base $119	+0.5pp $38	+1.0pp $-44

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,846
Total (2 units)			$2,846

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: $77,750
• Closing costs: $9,330
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1138 North Ave Unit A Sacramento, CA	3.0	2.0	900	$2,000	$2.22	0d	1	0.78mi
4426 Dry Creek Rd Sacramento, CA	3.0	2.5	1408	$2,700	$1.92	0d	1	0.85mi
3226 Pilgrim Ct Sacramento, CA	3.0	1.0	1300	$2,700	$2.08	0d	1	0.95mi
917 Blaine Ave Sacramento, CA	4.0	2.0	1558	$3,000	$1.93	0d	1	1.04mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	18d	1	1.09mi
2256 Frazier Ct Unit ADU Sacramento, CA	3.0	1.5	917	$2,350	$2.56	45d	1	1.42mi
2253 Edison Ave Sacramento, CA	3.0	1.0	980	$2,400	$2.45	45d	1	1.45mi

Listing history 32 events

1. 2026-06-21
   days on market $311,000 Active 59 DOM
2. 2026-06-18
   days on market $311,000 Active 56 DOM
3. 2026-06-17
   days on market $311,000 Active 55 DOM
4. 2026-06-16
   days on market $311,000 Active 54 DOM
5. 2026-06-15
   days on market $311,000 Active 53 DOM
6. 2026-06-13
   days on market $311,000 Active 51 DOM
7. 2026-06-09
   days on market $311,000 Active 47 DOM
8. 2026-06-08
   days on market $311,000 Active 46 DOM
9. 2026-06-07
   days on market $311,000 Active 45 DOM
10. 2026-06-03
    days on market $311,000 Active 41 DOM
11. 2026-06-02
    days on market $311,000 Active 40 DOM
12. 2026-06-01
    days on market $311,000 Active 39 DOM
13. 2026-05-31
    days on market $311,000 Active 38 DOM
14. 2024-03-22
    soldstatus $336,000 Closed 502-char remark

    Show marketing remark (502 chars)

    Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

15. 2024-01-11
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

16. 2024-01-01
    price $325,000 502-char remark

    Show marketing remark (502 chars)

    Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

17. 2024-01-01
    status Active 502-char remark

    Show marketing remark (502 chars)

    Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

18. 2023-12-28
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

19. 2023-12-12
    listed $350,000 Active 502-char remark

    Show marketing remark (502 chars)

    Welcome to 308 Anderson Ct, a semi-fixer duplex priced at just $350,000. Each unit is comprised of 2 bedrooms and 1 bathroom. Whether you're an investor seeking a rental property or a homeowner looking for a multifamily living arrangement, this duplex caters to diverse needs. Both units have new interior paint and the lower unit has new vinyl plank flooring and carpet in the bedrooms. Each unit is allocated a parking space inside the property gate and a private spacious yard to enjoy the outdoors.

20. 2023-11-22
    historical
21. 2023-11-15
    listed Active
22. 2020-11-13
    soldstatus $288,000
23. 2019-07-23
    soldstatus $255,000
24. 2019-03-20
    soldstatus $231,000
25. 2018-07-09
    soldstatus $200,000
26. 2011-05-31
    soldstatus $75,000
27. 2005-12-30
    soldstatus $280,000
28. 2005-03-29
    soldstatus $160,000
29. 1993-06-15
    soldstatus $45,000
30. 1991-04-26
    soldstatus $36,000
31. 1990-10-19
    soldstatus $28,000
32. 1985-08-02
    soldstatus $23,000

ⓘ 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: $4,426 · $369/mo
• Projected year-2 tax: $4,426 · $369/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,152
• − Mortgage interest: −$17,421
• − Property taxes: −$4,426
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,732
• − Management: −$2,732
• − Depreciation: −$9,047
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $2,331/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: Robla Elementary
• NCES district ID: 0633240
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,481
• Composite: 31.64/100
• National rank: #11126
• State rank: #923 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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

+1360.9% since first listed

19 events — show timeline

• 2024-03-22 Sold (MLS) $336,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-01-11 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-01-01 Price Changed $325,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-01-01 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-12-28 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-12-12 Listed $350,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-22 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-11-15 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-11-13 Sold (Public Records) $288,000 Public Records
• 2019-07-23 Sold (Public Records) $255,000 Public Records
• 2019-03-20 Sold (Public Records) $231,000 Public Records
• 2018-07-09 Sold (Public Records) $200,000 Public Records
• 2011-05-31 Sold (Public Records) $75,000 Public Records
• 2005-12-30 Sold (Public Records) $280,000 Public Records
• 2005-03-29 Sold (Public Records) $160,000 Public Records
• 1993-06-15 Sold (Public Records) $45,000 Public Records
• 1991-04-26 Sold (Public Records) $36,000 Public Records
• 1990-10-19 Sold (Public Records) $28,000 Public Records
• 1985-08-02 Sold (Public Records) $23,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,426 · +12.4% YoY. Source: county tax records.