1050 W Capitol Ave · West Sacramento, CA 95691

$189,000

3 bd · 2.0 ba · 1,040 sqft · Other · 1 Days on market

Built 2024

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

We have a beautiful and brand new 3 bedroom home available now for sale! This home has an open layout concept in the living room and kitchen. The kitchen is fully equipped with new appliances, and a large kitchen island perfect for entertaining. There is a laundry area with washer and dryer hookups, two full bathrooms, additional closet space, and double pane windows. This 3 bedroom is located in the community Casa Mobile in West Sacramento, which offers it& apos; s residents a variety of amenities such as a pool, laundry facility, car wash area, a clubhouse and more! The home lot rent for this 3 bedroom is $825 per month. We are offering a Summer Move In Special of 3 months free lot re

Key facts

• Large kitchen island
• Clubhouse
• Laundry area

Tags

• OPEN LAYOUT CONCEPT
• LARGE KITCHEN ISLAND
• LAUNDRY AREA
• DOUBLE PANE WINDOWS
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $189k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 151 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 32% of the median local income ($105k/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.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $189,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.42×
• Total profit: $22,351
• Equity at exit: $28,181

10-year hold

• IRR: 18.9%
• Equity multiple: 2.50×
• Total profit: $79,322
• Equity at exit: $16,341

Cash invested: $52,920 (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 95691

• Home prices YoY: -35.0%
• Rents YoY: 1.9%
• Active inventory: 151
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,767 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $880

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 63%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 5th St West Sacramento, CA	2.0	1.0–2.0	878	$10,000	$11.38	2d	15	0.62mi
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,939	$3.36	3d	22	1.00mi
1451 3rd St Sacramento, CA	3.0	1.0–2.5	1044	$3,300	$3.16	4d	1	1.13mi
1900 3rd St Sacramento, CA	2.0	1.0–2.0	687	$2,999	$4.36	44d	1	1.15mi
1900 3rd St Sacramento, CA	2.0	2.0	921	$3,779	$4.10	2d	1	1.15mi
709 Solano St West Sacramento, CA	4.0	3.0	1500	$3,000	$2.00	2d	1	1.22mi
321 T St Sacramento, CA	2.0	1.0	800	$1,800	$2.25	7d	3	1.22mi
317 U St Unit 2 Sacramento, CA	2.0	1.5	975	$1,895	$1.94	7d	1	1.24mi
313 W St Unit 313 Sacramento, CA	3.0	2.0	1200	$2,595	$2.16	4d	1	1.29mi
1421 5th St Sacramento, CA	2.0	1.0–2.0	1040	$4,171	$4.01	2d	45	1.30mi
500 N St Sacramento, CA	2.0	2.0	1261	$2,572	$2.04	44d	3	1.30mi
500 N St Sacramento, CA	2.0	2.0	1261	$2,725	$2.16	15d	2	1.30mi
500 N St Sacramento, CA	2.0	2.0	1261	$2,725	$2.16	24d	2	1.30mi
508 S St Unit 200 Sacramento, CA	2.0	2.0	1450	$3,150	$2.17	24d	1	1.33mi
1500 7th St Sacramento, CA	2.0	1.0–2.0	833	$3,038	$3.64	3d	29	1.35mi
230 Broadway Sacramento, CA	1.0–2.0	1.0–2.0	722	$2,170	$3.00	2d	29	1.37mi
182 Log Pond Ln Sacramento, CA	2.0	2.5	1061	$2,600	$2.45	15d	1	1.44mi
196 Log Pond Ln Sacramento, CA	2.0	2.0	1061	$2,400	$2.26	4d	1	1.45mi
333 Crate Ave Sacramento, CA	2.0	2.5	1014	$2,295	$2.26	24d	1	1.48mi
242 Log Pond Ln Sacramento, CA	2.0	2.5	1061	$2,195	$2.07	18d	1	1.49mi
345 Crate Ave Sacramento, CA	2.0	3.0	1014	$2,400	$2.37	44d	1	1.49mi
357 Crate Ave Sacramento, CA	2.0	2.5	1045	$2,500	$2.39	44d	1	1.50mi

Listing history 2 events

1. 2026-06-19
   remarks 695-char remark
2. 2026-06-19
   listed $189,000 Active 1 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: $33,207
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$5,498
• Taxable income: $8,029
• Est. tax owed @ 24.0%: −$1,927
• After-tax cash flow: $8,633/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

Amenities C Commute A Cost of living F Crime C+ Employment A- Housing A+ Health & safety B User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 40,143
• Household income: $104,750
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 1109.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 29% Two or more races 17% Asian 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 69% English-only · Spanish 15% Other Indo-European 6% Russian/Polish/Slavic 3%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.47%
• Current HPI: 316.9399
• Rent YoY: ▲ 1.87%
• 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