4236 Roanne Way · Rancho Cordova, CA 95742

$545,900

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 10 Days on market

Built 2021 5,001 sqft lot $358/sqft · 8% below area Est $595k · 8% under

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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 +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to 4236 Roanne Way, an almost brand-new gem in the heart of Rancho Cordova. (b) This bright and spacious single-story home features 3 bedrooms, 2 bathrooms, and a beautifully designed floor plan. The private backyard is a serene oasis, completed with exquisite taste. Enjoy a two-car garage equipped with its own MINI-SPLIT AC system perfect for a home gym, workshop, or just an extra space, and an outlet for ELECTRIC Cars. This home offers all the perks of newer construction without the wait for a builder's timeline or the hassle of completing the backyard. Perfectly located, it's just a short walk to nearby parks and less than a 10-minute walk to Robert J. McGarvey Elementary School.

Key facts

• Mini-split ac system
• Private backyard
• Convenient bus route

Tags

• PRIVATE BACKYARD
• MINI-SPLIT AC SYSTEM
• OUTLET FOR ELECTRIC CARS
• SHORT WALK TO NEARBY PARKS
• MINUTES FROM HIGHWAY 50
• CONVENIENT BUS ROUTE

Property features AI

Finance

• Other: Located in Sacramento County, Rancho Cordova, CA (4236 Roanne Way)
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached garage facing the front; 2-car garage
• Utilities: Solar utilities; Public water (including water district); Public sewer
• Home design: Detached single-family residence; Built in 2021; Single-story
• Construction: Tile roofing; Detached construction
• Exterior features: Low maintenance landscaping; Automatic sprinkler system for front and rear; Tile roof; No private pool or spa; Does not allow horses

Interior

• Kitchen: Granite countertops; Island with sink; Kitchen and family room combined layout
• Bedrooms: 3 bedrooms (main level, including master bedroom)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Features include double sinks, shower stall(s), tub with shower over, tile and closet storage
• Heating & cooling: Central cooling; Central heating with solar heating assistance
• Interior features: Open living area with combined family and dining space; Granite kitchen counters; Kitchen island with sink; Living room with additional unspecified feature
• Laundry & utility: Indoor laundry room with hookups only; Electric hookup (220 volts in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $546k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (42.3% below list).
• Recommended offer: $315k (42.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: commute C-, crime D, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunrise Elementary (math 65% / reading 67%, grade B+, #176 of 1,571 statewide, top 11%, 966 students, 21% FRL); Katherine L. Albiani Middle (math 55% / reading 67%, grade B+, #57 of 498 statewide, top 12%, 1,307 students, 27% FRL); Pleasant Grove High (math 57% / reading 74%, grade B, #157 of 1,170 statewide, top 14%, 2,520 students, 22% FRL) — zoned schools average 23% FRL vs 43% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 46% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Elk Grove Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 471 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $55k appreciation (10.0% 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 ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,813 (42.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.58% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.12%
• DSCR: 0.55
• GRM: 14.5

CMA / ARV

• ARV (median comp): $594,825
• List price: $545,900
• Delta: -7.62%
• 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
4239 Parnassus Dr	0.14mi	3/2.0	1,662 (+9%)	6mo	$545,000	$328	74
12044 Mircado Way	0.12mi	3/2.0	1,723 (+13%)	1mo	$512,185	$297	72
12037 Tiresias Way	0.26mi	3/2.0	1,662 (+9%)	5mo	$565,000	$340	68
12065 Tiresias Way	0.30mi	3/2.0	1,662 (+9%)	3mo	$550,000	$331	68
11794 Bagota Way	0.59mi	3/2.0	1,507 (-1%)	4mo	$507,500	$337	68
11751 Village Pond Way	0.74mi	3/2.0	1,557 (+2%)	3mo	$450,000	$289	59
12080 Prades Way	0.39mi	3/2.0	1,752 (+15%)	0mo	$542,200	$309	57
4376 Anatolia Dr	0.51mi	3/2.5	1,345 (-12%)	2mo	$465,000	$346	53
4364 Anatolia Dr	0.50mi	3/2.5	1,345 (-12%)	4mo	$470,000	$349	52
4156 Colmas Way	0.39mi	3/2.5	1,750 (+15%)	4mo	$537,895	$307	52
11704 Village Pond Way	0.68mi	3/2.0	1,686 (+11%)	2mo	$440,000	$261	49
4255 Choteau Cir	0.66mi	4/2.0 (+1)	1,713 (+12%)	2mo	$570,000	$333	42

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

Projected returns pro-forma

10.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $212,347
• Equity at exit: $491,790

10-year hold

• IRR: 16.0%
• Equity multiple: 5.48×
• Total profit: $684,367
• Equity at exit: $1,060,564

Cash invested: $152,852 (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 95742

• Home prices YoY: 28.3%
• Rents YoY: 2.1%
• Active inventory: 471
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,148 high
• Mortgage (P&I): −$2,863
• Tax from tax record: −$686 /mo · $8,235/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-1,289

Break-even live

Break-even rent $4,780

Max offer price $318,110

Occupancy floor —

Sensitivity live

Price	-10% $-980	-5% $-1,135	+0% $-1,289	+5% $-1,444	+10% $-1,598
Rent	-10% $-1,538	-5% $-1,414	+0% $-1,289	+5% $-1,165	+10% $-1,041
Rate	-1.0pp $-1,015	-0.5pp $-1,151	base $-1,289	+0.5pp $-1,431	+1.0pp $-1,575

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: $136,475
• Closing costs: $16,377
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12153 Coal Creek Way Rancho Cordova, CA	3.0	2.5	1906	$2,750	$1.44	16d	1	0.45mi
11832 Stoney Ridge Way Rancho Cordova, CA	4.0	2.5	2019	$2,695	$1.33	12d	1	0.46mi
11795 Corino Way Rancho Cordova, CA	3.0	2.0	2000	$2,880	$1.44	0d	1	0.59mi
11688 Giacinta Ln Rancho Cordova, CA	4.0	2.5	1765	$3,499	$1.98	13d	1	0.83mi
11684 Fiorenza Ln Rancho Cordova, CA	4.0	2.5	1765	$3,529	$2.00	23d	1	0.83mi
11664 Giacinta Ln Rancho Cordova, CA	3.0	2.5	1529	$3,199	$2.09	0d	1	0.87mi
4071 Quorra Pl Rancho Cordova, CA	3.0	2.5	1600	$3,279	$2.05	0d	1	0.88mi
11641 Fiorenza Ln Rancho Cordova, CA	3.0	2.5	1600	$3,189	$1.99	45d	1	0.90mi
11643 Giacinta Ln Rancho Cordova, CA	3.0	2.5	1529	$3,169	$2.07	25d	1	0.92mi
11617 Venitia Ln Rancho Cordova, CA	3.0	2.5	1600	$3,249	$2.03	9d	1	1.01mi
4143 Cahakia Pl Rancho Cordova, CA	3.0	2.0	1650	$2,795	$1.69	45d	1	1.06mi

Listing history 9 events

1. 2026-06-21
   days on market $545,900 Active 10 DOM
2. 2026-06-18
   days on market $545,900 Active 7 DOM
3. 2026-06-17
   days on market $545,900 Active 6 DOM
4. 2026-06-16
   days on market $545,900 Active 5 DOM
5. 2026-06-15
   days on market $545,900 Active 4 DOM
6. 2026-06-13
   days on market $545,900 Active 2 DOM
7. 2026-06-13
   pricedays on marketlisting id $545,900 Active 1 DOM
8. 2026-06-01
   days on market $549,500 Active 34 DOM
9. 2026-05-31
   days on market $549,500 Active 33 DOM

ⓘ 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: $8,235 · $686/mo
• Projected year-2 tax: $8,235 · $686/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,778
• − Mortgage interest: −$30,579
• − Property taxes: −$8,235
• − Insurance: −$2,730
• − Repairs & maintenance: −$3,022
• − Management: −$3,022
• − Depreciation: −$15,881
• Taxable loss: −$25,691
• Est. tax savings @ 24.0%: +$6,166
• After-tax cash flow: $-9,308/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 17,768
• Household income: $155,855
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 172.0

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 0.72)
• Race & ethnicity: White 42% Asian 28% Hispanic / Latino 15% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Subsaharan African 2%
• Foreign-born: 25% · China, South Korea, Canada
• Languages at home: 67% English-only · Other Asian/Pacific 7% Other Indo-European 7% Tagalog/Filipino 5%

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: ▲ 52.05%
• Current HPI: 236.1388
• Rent YoY: ▲ 2.08%
• 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 tax history

+21.2%/yr

Latest (2025): $8,235 · +1.7% YoY. Source: county tax records.