5425 Washoe St · Sacramento, CA 95835

$499,900

4 bd · 2.5 ba · 1,753 sqft · SingleFamily public records · 25 Days on market

Built 2006 2,400 sqft lot $285/sqft · 9% below area Est $549k · 9% under $70/mo HOA · 2% 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 +11.5/15.0
• Appreciation +9.6/10.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks

Check out this GEM in Natomas! This well-maintained home offers 4 bedrooms, 2.5 bathrooms, and nearly 1,800 square feet of comfortable living space with fresh paint and new flooring. The open living and dining room combo is perfect for entertaining, with easy access to the kitchen and a seamless transition to the patio ideal for relaxing evenings outdoors. Upstairs, the generously sized bedrooms provide plenty of space, while the large primary suite features a walk-in closet plus an additional closet to meet all your wardrobe needs. Located just blocks from Westlake Charter School, you'll enjoy the convenience of walking your children to school each morning. Better hurry on this amazing HOM

Key facts

• 2,400 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: Mandatory HOA with monthly fee of $70; HOA covers exterior maintenance; No association amenities listed

Exterior

• Parking: Attached garage with garage door opener and garage facing front; 2-car garage; Paved driveway and paved sidewalks
• Utilities: Public water with meter on site; Public sewer; Natural gas connected; Cable available; 220V electric
• Home design: Detached single-family home; Semi-custom style; Built in 2006; Two stories; Street entrance
• Construction: Shingle roof
• Exterior features: Uncovered courtyard; Wood fencing in backyard; Auto sprinkler in front yard; Low-maintenance lot

Interior

• Kitchen: Free standing gas range; Gas cook top; Free standing gas oven; Free standing refrigerator; Microwave; Dishwasher; Ice maker; Tile counters; Pantry cabinet
• Bedrooms: 4 bedrooms total; Primary bedroom with walk-in closet and sitting area
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath with double sinks, tile, closet, and tub/shower combo; Other bathrooms with double sinks, tile, tub/shower combo, and window
• Heating & cooling: Central heating (natural gas); Central cooling with ceiling fans
• Interior features: Great room living area; Dining and living room combined; Pantry cabinet and tile countertops in kitchen; Dual-pane windows with coverings; Two levels
• Laundry & utility: Laundry room inside the home; Washer/dryer hookups only; Laundry sink and cabinets

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (35.7% below list).
• Recommended offer: $311k (37.8% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: H. Allen Hight Elementary (802 students, 59% FRL); Natomas Middle (662 students, 65% FRL); Inderkum High (math 39% / reading 66%, grade C-, #289 of 1,170 statewide, top 25%, 2,266 students, 39% FRL).
• Market conditions: Rents rising (+1.4%/yr); 406 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 34% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k appreciation (9.2% 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); moderate 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 $310,904 (37.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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 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: 0.64% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.10%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $548,908
• List price: $499,900
• Delta: -8.93%
• 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
180 Caravaggio Cir	0.41mi	4/2.5	1,776 (+1%)	1mo	$485,000	$273	78
5358 Admiral Bend Way	0.18mi	3/2.5 (-1)	1,859 (+6%)	2mo	$520,000	$280	75
2372 Donner Pass Ave	0.58mi	4/2.5	1,753 (0%)	1mo	$549,000	$313	72
46 Bascom Ct	0.21mi	4/2.5	2,007 (+14%)	2mo	$599,900	$299	65
5118 Bessemer Ct	0.55mi	3/2.0 (-1)	1,773 (+1%)	2mo	$545,335	$308	64
5225 Sun Chaser Way	0.39mi	3/2.5 (-1)	1,870 (+7%)	2mo	$535,000	$286	64
170 Wapello Cir	0.75mi	3/2.5 (-1)	1,697 (-3%)	0mo	$473,000	$279	55
4979 Kokomo Dr	0.75mi	3/2.5 (-1)	1,697 (-3%)	0mo	$469,000	$276	54
9 Captains Gate Pl	0.39mi	3/2.5 (-1)	1,962 (+12%)	3mo	$514,990	$262	54
2916 N Platte Way	0.57mi	3/2.0 (-1)	1,877 (+7%)	1mo	$549,000	$292	54
6 Sea Hawk Pl	0.54mi	3/2.5 (-1)	1,962 (+12%)	3mo	$545,000	$278	48
3428 Shaker Way	0.75mi	3/2.5 (-1)	1,917 (+9%)	1mo	$590,905	$308	44

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

Projected returns pro-forma

9.18% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.23×
• Total profit: $171,603
• Equity at exit: $420,924

10-year hold

• IRR: 14.8%
• Equity multiple: 4.88×
• Total profit: $543,692
• Equity at exit: $878,148

Cash invested: $139,972 (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 95835

• Home prices YoY: 3.5%
• Rents YoY: 1.4%
• Active inventory: 406
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,214 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$584 /mo · $7,009/yr
• Insurance: −$208
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$70
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-1,070

Break-even live

Break-even rent $4,569

Max offer price $310,904

Occupancy floor —

Sensitivity live

Price	-10% $-787	-5% $-928	+0% $-1,070	+5% $-1,211	+10% $-1,353
Rent	-10% $-1,324	-5% $-1,197	+0% $-1,070	+5% $-943	+10% $-816
Rate	-1.0pp $-818	-0.5pp $-943	base $-1,070	+0.5pp $-1,199	+1.0pp $-1,331

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Picasso Cir Sacramento, CA	4.0	3.0	2413	$3,950	$1.64	5d	1	0.23mi
3044 Enchanted Walk Sacramento, CA	3.0	2.5	1351	$2,300	$1.70	0d	1	0.42mi
30 Sheen Ct Sacramento, CA	3.0	2.5	1652	$2,850	$1.73	45d	1	0.43mi
11 Long Warf Pl Sacramento, CA	3.0	2.5	1708	$2,795	$1.64	0d	1	0.47mi
5040 Kankakee Dr Sacramento, CA	4.0	2.0	2454	$2,895	$1.18	5d	1	0.58mi
5350 Dunlay Dr #911 Sacramento, CA	3.0	2.0	1519	$2,750	$1.81	3d	1	0.64mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	23d	2	0.64mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	19d	3	0.64mi
5301 E Commerce Way #34103 Sacramento, CA	3.0	3.0	1774	$3,000	$1.69	0d	1	0.64mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,648	$1.98	18d	3	0.66mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,662	$2.00	25d	2	0.66mi
789 Greg Thatch Cir Sacramento, CA	3.0	2.5	2000	$2,990	$1.50	5d	1	0.68mi
3396 Shaker Way Sacramento, CA	3.0	2.5	1815	$3,250	$1.79	13d	1	0.70mi
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	45d	2	0.72mi
5301 E Commerce Way #58104 Sacramento, CA	3.0	2.5	1315	$2,900	$2.21	3d	1	0.72mi
5421 Shennecock Way Unit 1 Sacramento, CA	4.0	2.5	2561	$3,000	$1.17	12d	1	0.77mi
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	9d	1	0.81mi
2157 Promise Way Sacramento, CA	4.0	3.0	2493	$2,995	$1.20	0d	1	0.82mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	45d	1	0.92mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$3,819	$3.11	0d	24	1.01mi
142 Mike Gartrell Cir Sacramento, CA	4.0	3.0	2231	$2,975	$1.33	3d	1	1.05mi
3606 Damora Ave Sacramento, CA	4.0	3.5	2362	$3,900	$1.65	45d	1	1.09mi
3530 Callison Dr Sacramento, CA	4.0	2.5	2007	$3,000	$1.49	0d	1	1.11mi
3712 Bayou Rd Sacramento, CA	3.0	2.5	1660	$4,000	$2.41	5d	1	1.15mi
50 Regency Park Cir #9106 Sacramento, CA	3.0	3.0	1384	$2,495	$1.80	45d	1	1.21mi
3766 Bayou Rd Sacramento, CA	3.0	2.5	1660	$2,675	$1.61	45d	1	1.21mi
5050 Trouville Ln Sacramento, CA	3.0	2.5	1583	$2,950	$1.86	45d	1	1.24mi
1850 Club Center Dr Sacramento, CA	1.0–3.0	1.0–2.0	985	$2,499	$2.54	0d	8	1.26mi
1947 Acari Ave Sacramento, CA	3.0	2.0	1492	$2,695	$1.81	0d	1	1.26mi
5317 Buckwood Way Sacramento, CA	4.0	3.0	2030	$3,050	$1.50	0d	1	1.40mi
1834 Zurlo Way Sacramento, CA	4.0	2.0	1525	$2,850	$1.87	45d	1	1.41mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,950	$1.60	0d	1	1.48mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 4 events

1. 2026-06-02
   status $499,900 Pending 25 DOM
2. 2026-06-01
   days on market $499,900 Active 25 DOM
3. 2026-05-31
   days on market $499,900 Active 24 DOM
4. 2023-03-30
   soldstatus $490,000

ⓘ 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: $7,009 · $584/mo
• Projected year-2 tax: $7,009 · $584/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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $38,571
• − Mortgage interest: −$28,002
• − Property taxes: −$7,009
• − Insurance: −$4,002
• − Repairs & maintenance: −$3,086
• − Management: −$3,086
• − HOA: −$840
• − Depreciation: −$14,543
• Taxable loss: −$21,996
• Est. tax savings @ 24.0%: +$5,279
• After-tax cash flow: $-7,559/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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): 42,004
• Household income: $114,468
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1234.0

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 0.78)
• Race & ethnicity: Asian 30% White 29% Hispanic / Latino 19% Two or more races 15% Black 13%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Scotch-Irish 2% Italian 1% Romanian 1%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 66% English-only · Other Indo-European 10% Spanish 8% Other Asian/Pacific 4%

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: ▲ 9.18%
• Current HPI: 271.4823
• Rent YoY: ▲ 1.43%
• 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

1 event — show timeline

• 2023-03-30 Sold (Public Records) $490,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,009 · -3.5% YoY. Source: county tax records.