831 Cathedral Ct · Arden-Arcade, CA 95825

$799,000

8 bd · 4.5 ba · 3,600 sqft · MultiFamily public records · 115 Days on market

Built 1964 8,329 sqft lot $222/sqft · 7% above area Est $749k · 7% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• ARV discount +4.5/15.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• 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

Improved Price Prime 4-Unit Investment located on a court in established Northrup Estates. 831 Cathedral Ct presents a compelling opportunity for the experienced investor seeking stable cash flow with value-add potential. This well-located fourplex offers a desirable unit mix supported by functional amenities including shared attached garages, a community laundry room, and a gated common yard, features that consistently appeal to long-term tenants. Interior upgrades vary per unit. In some of the units improvements include updates such as cabinetry, granite countertops, and newer appliances and ceiling fans. Exterior enhancementsinclude updated decking. From a location standpoint, this asset

Key facts

• Near arden mall
• Near american river
• Near restaurants

Tags

• COMMUNITY LAUNDRY ROOM
• CONVENIENTLY LOCATED
• NEAR RESTAURANTS
• NEAR ARDEN MALL
• NEAR CALIFORNIA UNIVERSITY
• NEAR AMERICAN RIVER

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.1-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive. Per door: $142/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 $699k (12.6% below list).
• Recommended offer: $699k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.3% in Arden-Arcade — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Greer Elementary (711 students, 79% FRL); Arcade Fundamental Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 407 students, 68% 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 average 66% FRL vs 44% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 (+1.9%/yr); 133 active listings in the ZIP; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $6,987/mo this rent would consume 130% of the median local household income ($65k/yr) (locally 3983% 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 $24k 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 115 days — a 9% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $330k; list at $799k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $698,700 (12.6% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 13% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $748,622
• List price: $799,000
• Delta: 6.73%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Carro Dr	0.10mi	8/4.0	3,513 (-2%)	4mo	$800,000	$228	86
760 Carro Dr	0.06mi	8/4.5	3,600 (0%)	18mo	$765,000	$213	82
922 Carro Dr	0.15mi	8/4.0	3,384 (-6%)	4mo	$740,950	$219	78
924 Dornajo Way	0.17mi	8/4.0	3,200 (-11%)	1mo	$840,000	$263	71
908 Dornajo Way	0.12mi	8/4.0	3,384 (-6%)	17mo	$942,500	$279	68
938 Carro Dr	0.20mi	8/4.0	3,384 (-6%)	20mo	$800,000	$236	62

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-100,937
• Equity at exit: $119,133

10-year hold

• IRR: -5.2%
• Equity multiple: 0.68×
• Total profit: $-72,321
• Equity at exit: $69,083

Cash invested: $223,720 (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 95825

• Rents YoY: 1.9%
• Active inventory: 133
• Price-to-rent: 38.1×

Monthly cashflow live

• Estimated rent: $6,987 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$427 /mo · $5,123/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,467
• Net cashflow: $570

Break-even live

Break-even rent $6,266

Max offer price $799,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,022	-5% $796	+0% $570	+5% $344	+10% $118
Rent	-10% $18	-5% $294	+0% $570	+5% $846	+10% $1,122
Rate	-1.0pp $972	-0.5pp $773	base $570	+0.5pp $363	+1.0pp $152

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.1	$6,988
Total (4 units)			$6,987

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $799,000 Active 115 DOM
2. 2026-06-21
   days on market $799,000 Active 114 DOM
3. 2026-06-18
   days on market $799,000 Active 111 DOM
4. 2026-06-17
   days on market $799,000 Active 110 DOM
5. 2026-06-16
   days on market $799,000 Active 109 DOM
6. 2026-06-15
   days on market $799,000 Active 108 DOM
7. 2026-06-13
   days on market $799,000 Active 106 DOM
8. 2026-06-13
   days on market $799,000 Active 105 DOM
9. 2026-06-09
   days on market $799,000 Active 102 DOM
10. 2026-06-08
    days on market $799,000 Active 101 DOM
11. 2026-06-07
    days on market $799,000 Active 100 DOM
12. 2026-06-05
    days on market $799,000 Active 97 DOM
13. 2026-06-03
    days on market $799,000 Active 96 DOM
14. 2026-06-02
    days on market $799,000 Active 95 DOM
15. 2026-06-01
    days on market $799,000 Active 94 DOM
16. 2026-05-31
    days on market $799,000 Active 93 DOM
17. 2013-11-04
    soldstatus $330,000
18. 1985-06-04
    soldstatus $162,000
19. 1980-05-14
    soldstatus $12,500
20. 1979-04-19
    soldstatus $62,000

ⓘ 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: $5,123 · $427/mo
• Projected year-2 tax: $6,072 · $506/mo
• Expected delta: +$949/yr (+$79/mo · 18.5%)

ⓘ 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 · 27% 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 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,844
• − Mortgage interest: −$44,756
• − Property taxes: −$5,123
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,708
• − Management: −$6,708
• − Depreciation: −$23,244
• Taxable loss: −$6,689
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $8,444/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 — Arden-Arcade

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Arden-Arcade, CA
• County: Sacramento County · 1,539,646 people
• City population: 100,586
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,156
• Household income: $64,602
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 3983.0

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: White 38% Hispanic / Latino 24% Two or more races 17% Black 13% Asian 12% Pacific Islander 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Scotch-Irish 2% Italian 2% Lithuanian 2%
• Foreign-born: 23% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 14% Other Indo-European 9% Russian/Polish/Slavic 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: ▼ -219.51%
• Current HPI: 303.0174
• Rent YoY: ▲ 1.92%
• 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

+432.3% since first listed

4 events — show timeline

• 2013-11-04 Sold (Public Records) $330,000 Public Records
• 1985-06-04 Sold (Public Records) $162,000 Public Records
• 1980-05-14 Sold (Public Records) $12,500 Public Records
• 1979-04-19 Sold (Public Records) $62,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $5,123 · +1.0% YoY. Source: county tax records.