3426 Elite Dr · Sacramento, CA 95823

$195,000

3 bd · 3.0 ba · 1,686 sqft · Manufactured · 67 Days on market

Built 1976 $116/sqft · 47% above area Est $133k · 47% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Experience a reimagined lifestyle in this rare 3-bedroom, 3-full-bath residence, meticulously remodeled with no expense spared. This home offers the perfect turnkey solution with a brand-new HVAC system, energy-efficient windows, upgraded electrical, and designer touches throughout the home. The interior features a complete kitchen remodel, spa-inspired bathrooms, premium flooring, fresh paint throughout, and much more. Located in a premier family-oriented, all-age park, you'll enjoy premium access to the community clubhouse and sparkling pool. This is a unique opportunity to own a high-end, move-in-ready home in a vibrant neighborhood.

Key facts

• Premium flooring
• Upgraded electrical
• Parking

Tags

• BRAND NEW HVAC SYSTEM
• ENERGY EFFICIENT WINDOWS
• UPGRADED ELECTRICAL
• COMPLETE KITCHEN REMODEL
• SPA INSPIRED BATHROOMS
• PREMIUM FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leonardo Da Vinci (797 students, 35% FRL); Fern Bacon Middle (671 students, 92% FRL); Luther Burbank High (1,603 students, 78% FRL).
• Market conditions: Rents flat; 186 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 43% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $132,935
• List price: $195,000
• Delta: 46.69%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3434 Turnbridge Dr	0.04mi	3/2.0	1,560 (-8%)	8mo	$110,000	$71	75
7072 Tranquility Dr	0.25mi	4/2.0 (+1)	1,580 (-6%)	5mo	$220,000	$139	65
7005 Pleasure Ln	0.11mi	3/2.0	1,440 (-15%)	12mo	$122,000	$85	57
6983 Pleasure Ln	0.20mi	2/2.0 (-1)	1,440 (-15%)	9mo	$92,500	$64	50
6999 Pleasure Ln	0.18mi	4/2.0 (+1)	1,440 (-15%)	20mo	$150,000	$104	42
94 Bentley Ave	0.56mi	3/2.0	1,440 (-15%)	11mo	$160,000	$111	37
63 Maple Dr	0.64mi	3/2.0	1,440 (-15%)	22mo	$167,000	$116	23

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.95×
• Total profit: $-2,925
• Equity at exit: $29,075

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $16,347
• Equity at exit: $16,860

Cash invested: $54,600 (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 95823

• Rents YoY: 0.0%
• Active inventory: 186
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $560

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 72%

Sensitivity live

Price	-10% $695	-5% $627	+0% $560	+5% $493	+10% $425
Rent	-10% $369	-5% $465	+0% $560	+5% $655	+10% $751
Rate	-1.0pp $658	-0.5pp $610	base $560	+0.5pp $509	+1.0pp $458

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	4d	1	0.42mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	19d	1	0.62mi
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	25d	1	0.82mi
2360 53rd Ave Sacramento, CA	3.0	1.5	1474	$2,495	$1.69	45d	1	0.85mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	45d	1	0.87mi
4913 Sky Pkwy Sacramento, CA	3.0	2.0	1456	$2,200	$1.51	45d	1	1.02mi
6313 Hermosa St Sacramento, CA	4.0	2.0	2230	$2,925	$1.31	0d	1	1.02mi
6739 Ferrier Ct Sacramento, CA	3.0	2.0	1106	$2,325	$2.10	25d	1	1.10mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,768	$2.26	45d	1	1.12mi
6017 40th St Sacramento, CA	2.0	2.0	1487	$1,700	$1.14	9d	1	1.21mi
4812 D Pkwy Sacramento, CA	3.0	1.5	1505	$2,295	$1.52	25d	1	1.22mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	45d	1	1.24mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	45d	1	1.25mi
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	19d	1	1.26mi
7570 Wrenwood Dr Sacramento, CA	3.0	2.0	1535	$2,395	$1.56	45d	1	1.29mi
2081 Wakefield Way Sacramento, CA	3.0	2.0	1409	$2,500	$1.77	21d	1	1.36mi
5400 53rd Ave Sacramento, CA	4.0	2.5	1274	$2,450	$1.92	25d	1	1.38mi
5891 28th St Sacramento, CA	3.0	2.0	1110	$2,195	$1.98	21d	1	1.43mi
2620 Fernandez Dr Sacramento, CA	3.0	2.0	1405	$2,495	$1.78	25d	1	1.44mi

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,977
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$5,673
• Taxable income: $3,845
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $5,798/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 8%

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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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