100 La Contera Ct #143 · Sacramento, CA 95834

$164,900

1 bd · 1.0 ba · 516 sqft · Condo · 103 Days on market

Built 1984 Good condition $320/sqft · 23% below area Est $215k · 23% under $384/mo HOA · 24% of rent

---

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 +15.0/15.0
• Cash flow +6.9/30.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

A first-floor condominium sits within a gated community offering direct access to Natomas Marketplace Shopping. The one-bedroom, one-bathroom unit combines functional interior conveniences with outdoor living and community amenities. The kitchen features shaker cabinets and a breakfast bar, flowing smoothly through a sliding glass patio door into the living area. In-unit laundry handles daily washing and drying without trips to shared facilities. A private patio with mature shade trees provides a personal outdoor retreat, while low-maintenance landscaping keeps the grounds tidy. Residents enjoy community pool access for recreation. The gated entry ensures limited access to the development.

Key facts

• Gated community
• Private patio
• In unit laundry

Tags

• PRIVATE PATIO
• GATED COMMUNITY
• IN UNIT LAUNDRY
• BREAKFAST BAR
• MATURE SHADE TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.1% below list).
• Recommended offer: $129k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: Jefferson (713 students, 68% FRL); Natomas Middle (662 students, 65% FRL); Natomas High (math 17% / reading 37%, grade F, #788 of 1,170 statewide, top 69%, 1,229 students, 63% FRL) — zoned schools average 65% FRL vs 45% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 46% district-wide (-20 pts) — the specific schools serving this property underperform the Natomas Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 229 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 103 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $129,021 (21.8% 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. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.44%
• DSCR: 0.71
• GRM: 8.5

CMA / ARV

• ARV (median comp): $214,559
• List price: $164,900
• Delta: -18.48%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 La Contera Ct #140	0.02mi	1/1.0	516 (0%)	31mo	$200,000	$388	79
132 Luna Grande Cir #102	0.02mi	1/1.5	646 (+25%)	13mo	$239,000	$370	61
4200 E Commerce Way #2512	1.94mi	1/1.0	667 (+29%)	2mo	$240,000	$360	38
4200 E Commerce #1121	1.94mi	1/1.0	667 (+29%)	6mo	$252,500	$379	35
4200 E Commerce Way #2523	1.94mi	1/1.0	667 (+29%)	9mo	$258,000	$387	32
4200 E Commerce Way #1113	1.94mi	1/1.0	667 (+29%)	10mo	$260,000	$390	32
4200 E Commerce Way #2414	1.94mi	1/1.0	667 (+29%)	12mo	$265,000	$397	30
4200 E Commerce Way #2313	1.94mi	1/1.0	667 (+29%)	15mo	$253,025	$379	27
4200 E Commerce Way #624	1.94mi	1/1.0	667 (+29%)	21mo	$250,000	$375	23
4200 E Commerce Way #2324	1.94mi	1/1.0	667 (+29%)	25mo	$285,000	$427	20
4200 E Commerce Way #113	1.94mi	1/1.0	667 (+29%)	27mo	$296,900	$445	20
421 Cleveland Ave	1.93mi	1/1.0	651 (+26%)	28mo	$305,000	$469	20

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -30.7%
• Equity multiple: 0.01×
• Total profit: $-45,719
• Equity at exit: $24,587

10-year hold

• IRR: -53.1%
• Equity multiple: -0.57×
• Total profit: $-72,705
• Equity at exit: $14,258

Cash invested: $46,172 (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 95834

• Home prices YoY: -13.2%
• Rents YoY: 0.8%
• Active inventory: 229
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$384
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-248

Break-even live

Break-even rent $1,929

Max offer price $129,021

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-191	+0% $-248	+5% $-305	+10% $-362
Rent	-10% $-376	-5% $-312	+0% $-248	+5% $-184	+10% $-120
Rate	-1.0pp $-165	-0.5pp $-206	base $-248	+0.5pp $-291	+1.0pp $-334

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: $41,225
• Closing costs: $4,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Luna Grande Cir #153 Sacramento, CA	1.0	1.0	516	$1,295	$2.51	139d	1	0.06mi
3310 Winter Park Dr Sacramento, CA	1.0–3.0	1.0–2.0	884	$1,545	$1.75	10d	9	0.19mi
2028 San Juan Rd Sacramento, CA	1.0	1.0	655	$1,590	$2.43	63d	1	0.34mi
2028 San Juan Rd Sacramento, CA	1.0	1.0	655	$1,500	$2.29	42d	1	0.34mi
2028 San Juan Rd Sacramento, CA	1.0	1.0	655	$1,570	$2.40	2d	1	0.34mi
3271 Azevedo Dr Unit 0254 Sacramento, CA	1.0	1.0	655	$1,499	$2.29	119d	1	0.44mi
3271 Azevedo Dr Unit 0105 Sacramento, CA	1.0	1.0	655	$1,499	$2.29	64d	1	0.44mi
3271 Azevedo Dr Unit 0151 Sacramento, CA	1.0	1.0	655	$1,499	$2.29	42d	1	0.44mi
3271 Azevedo Dr Unit 0114 Sacramento, CA	1.0	1.0	655	$1,499	$2.29	10d	1	0.50mi
3271 Azevedo Dr Sacramento, CA	1.0–2.0	1.0–2.0	765	$1,499	$1.96	106d	21	0.51mi
3421 N Freeway Blvd Sacramento, CA	1.0–2.0	1.0–2.0	885	$1,978	$2.24	0d	57	0.85mi
2490 Quiet Trail Ln Sacramento, CA	1.0–3.0	1.0–2.0	1113	$2,399	$2.15	0d	9	0.91mi
2025 W El Camino Ave Sacramento, CA	1.0–2.0	1.0–2.0	744	$1,410	$1.90	0d	1	0.93mi
1671 W El Camino Ave Sacramento, CA	1.0–3.0	1.0–2.0	939	$1,629	$1.73	0d	14	1.04mi
2660 Stonecreek Dr Sacramento, CA	1.0	1.0	680	$1,495	$2.20	82d	1	1.07mi
2660 Stonecreek Dr Sacramento, CA	1.0	1.0	680	$1,580	$2.32	10d	1	1.07mi
2593 Millcreek Dr Sacramento, CA	1.0–2.0	1.0–2.0	787	$1,550	$1.97	3d	4	1.11mi
3701 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$2,446	$2.83	0d	28	1.17mi
2450 Seamist Dr Sacramento, CA	1.0–2.0	1.0–2.0	755	$1,509	$2.00	0d	10	1.17mi
3761 E Commerce Way Sacramento, CA	—	1.0	482	$1,876	$3.89	62d	1	1.23mi
3761 E Commerce Way Sacramento, CA	—	1.0	482	$1,876	$3.89	6d	1	1.23mi
3761 E Commerce Way Sacramento, CA	1.0	1.0	582	$2,075	$3.57	2d	1	1.23mi
3791 E Commerce Way Sacramento, CA	2.0	1.0–2.0	865	$2,582	$2.98	2d	20	1.27mi
4100 Innovator Dr Sacramento, CA	2.0	1.0–2.0	860	$2,380	$2.77	0d	25	1.30mi
2205 Natomas Park Dr Sacramento, CA	1.0–2.0	1.0–2.0	823	$2,030	$2.47	0d	30	1.33mi
3610 Duckhorn Dr Sacramento, CA	3.0	1.0–2.0	887	$2,420	$2.73	2d	30	1.39mi

Property features AI

Finance

• HOA & community: HOA required and mandatoryMonthly HOA fee of $384HOA covers exterior maintenance, grounds maintenance, and trashCommunity amenities listed as 'Other'

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer220-volt electric serviceNo irrigation
• Home design: Attached condominiumResidential propertyBuilt in 1984
• Construction: Other roof
• Exterior features: Located in a gated communityNo private pool or spa

Interior

• Kitchen: Breakfast areaDining space in kitchen
• Bedrooms: One bedroom (main level)Master suite includes a walk-in closet
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Central heatingCentral coolingCeiling fan(s)
• Interior features: Single-story unitStreet-level entranceLiving room with unspecified 'Other' featureDining space located in the kitchenBreakfast area in kitchen
• Laundry & utility: Stacked washer and dryer included inside the unit

HOA detail $384/mo · $4,608/yr condo

• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $164,900 Active 103 DOM
2. 2026-09-22
   days on market $164,900 Active 102 DOM
3. 2026-09-21
   days on market $164,900 Active 101 DOM
4. 2026-09-20
   days on market $164,900 Active 100 DOM
5. 2026-09-19
   days on market $164,900 Active 99 DOM
6. 2026-09-18
   days on market $164,900 Active 98 DOM
7. 2026-09-17
   days on market $164,900 Active 97 DOM
8. 2026-09-16
   days on market $164,900 Active 96 DOM
9. 2026-09-15
   days on market $164,900 Active 95 DOM
10. 2026-09-14
    price $164,900 Active 94 DOM
11. 2026-09-14
    days on market $174,900 Active 94 DOM
12. 2026-09-13
    days on market $174,900 Active 93 DOM
13. 2026-09-12
    days on market $174,900 Active 92 DOM
14. 2026-09-11
    days on market $174,900 Active 91 DOM
15. 2026-09-05
    days on market $174,900 Active 85 DOM
16. 2026-09-04
    days on market $174,900 Active 84 DOM
17. 2026-09-03
    days on market $174,900 Active 83 DOM
18. 2026-08-31
    days on market $174,900 Active 80 DOM
19. 2026-08-30
    days on market $174,900 Active 79 DOM
20. 2026-08-29
    days on market $174,900 Active 78 DOM
21. 2026-08-28
    days on market $174,900 Active 77 DOM
22. 2026-08-27
    days on market $174,900 Active 76 DOM
23. 2026-08-26
    days on market $174,900 Active 75 DOM
24. 2026-08-25
    days on market $174,900 Active 74 DOM
25. 2026-08-24
    days on market $174,900 Active 73 DOM
26. 2026-08-23
    days on market $174,900 Active 72 DOM
27. 2026-08-22
    days on market $174,900 Active 71 DOM
28. 2026-08-21
    days on market $174,900 Active 70 DOM
29. 2026-08-20
    days on market $174,900 Active 69 DOM
30. 2026-08-19
    days on market $174,900 Active 68 DOM
31. 2026-08-18
    days on market $174,900 Active 67 DOM
32. 2026-08-17
    days on market $174,900 Active 66 DOM
33. 2026-08-16
    days on market $174,900 Active 65 DOM
34. 2026-08-15
    days on market $174,900 Active 64 DOM
35. 2026-08-15
    price $174,900 Active 63 DOM
36. 2026-08-14
    days on market $187,500 Active 63 DOM
37. 2026-08-13
    days on market $187,500 Active 62 DOM
38. 2026-08-12
    days on market $187,500 Active 61 DOM
39. 2026-08-11
    days on market $187,500 Active 60 DOM
40. 2026-08-10
    days on market $187,500 Active 59 DOM
41. 2026-08-09
    days on market $187,500 Active 58 DOM
42. 2026-08-08
    days on market $187,500 Active 57 DOM
43. 2026-08-07
    days on market $187,500 Active 56 DOM
44. 2026-08-06
    days on market $187,500 Active 55 DOM
45. 2026-08-05
    days on market $187,500 Active 54 DOM
46. 2026-08-04
    days on market $187,500 Active 53 DOM
47. 2026-08-03
    days on market $187,500 Active 52 DOM
48. 2026-07-31
    days on market $187,500 Active 49 DOM
49. 2026-07-30
    days on market $187,500 Active 48 DOM
50. 2026-07-30
    days on market $187,500 Active 47 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,377
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − HOA: −$4,608
• − Depreciation: −$4,797
• Taxable loss: −$5,664
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-1,616/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $2,580–$7,740 screening

This ground-floor condominium is in good condition with minimal repairs needed. It offers a private patio and in-unit laundry, making it a great option for a first-time buyer or investor.

Value-add opportunities

• Both Paint the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Trim the bushes and trees — Well-maintained landscaping can improve curb appeal and property value. ↑
• Both Inspect and clean the HVAC system — A clean and functioning HVAC system can improve comfort and energy efficiency, both of which can increase property value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Jefferson High Natomas High F CA #788/1,170 Nat'l #11,887/17,239

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

B Composite livability gradescore 71/100

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 · 1,660,763 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,245
• Household income: $101,260
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 21% of renters

---

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 29% Hispanic / Latino 28% White 19% Two or more races 16% Black 15% Pacific Islander 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Subsaharan African 1% Russian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 15% Other Indo-European 14% Other Asian/Pacific 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: ▼ -45.12%
• Current HPI: 295.8305
• Rent YoY: ▲ 0.82%
• 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

Property features AI

Finance

• HOA & community: HOA required and mandatoryMonthly HOA fee of $384HOA covers exterior maintenance, grounds maintenance, and trashCommunity amenities listed as 'Other'

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer220-volt electric serviceNo irrigation
• Home design: Attached condominiumResidential propertyBuilt in 1984
• Construction: Other roof
• Exterior features: Located in a gated communityNo private pool or spa

Interior

• Kitchen: Breakfast areaDining space in kitchen
• Bedrooms: One bedroom (main level)Master suite includes a walk-in closet
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Central heatingCentral coolingCeiling fan(s)
• Interior features: Single-story unitStreet-level entranceLiving room with unspecified 'Other' featureDining space located in the kitchenBreakfast area in kitchen
• Laundry & utility: Stacked washer and dryer included inside the unit