75 Lacam Cir · Sacramento, CA 95820

$299,000

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 4 Days on market

Built 1984 5,201 sqft lot $258/sqft · 30% below area Est $429k · 30% 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 +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 75 Lacam Circle, a 3-bedroom, 2-bath home offering 1,160 sq ft on a quiet street in the established Colonial Manor neighborhood. This home features a bright, open living area with vaulted ceilings and large windows that bring in abundant natural light. The functional layout flows into a spacious kitchen with generous cabinet storage and a dining area that opens to the backyard great for everyday living and entertaining. The home is in original condition and offers a great opportunity for updates and improvements to truly make it your own. Whether you're a first-time buyer ready to build equity or an investor looking for your next project, the potential here is clear. Step outside

Key facts

• Large windows
• Spacious kitchen
• Dining area

Tags

• OPEN LIVING AREA
• VAULTED CEILINGS
• LARGE WINDOWS
• SPACIOUS KITCHEN
• GENEROUS CABINET STORAGE
• DINING AREA

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Irrigation from public district; 220V electrical outlet in laundry
• Home design: Single-family detached residence; One-story home; Built in 1984
• Construction: Composition roof
• Exterior features: Automatic sprinkler system (front and rear); No private pool or spa

Interior

• Kitchen: Laminate countertops; Hood over range; Ice maker; Dishwasher; Free-standing electric range
• Bedrooms: 3 bedrooms (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Bathtub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dining and living area combined; Living room with unspecified 'Other' feature
• Laundry & utility: Laundry located inside; 220 volts in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $47 ($564/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.4% below list).
• Recommended offer: $238k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools D+, 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.
• Market conditions: Rents rising fast (+4.6%/yr); 121 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 36% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,098 (20.4% below list)

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. 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $429,306
• List price: $299,000
• Delta: -30.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Lacam Cir	0.00mi	3/2.0	1,160 (0%)	1mo	$371,000	$320	100
4232 77th St	0.33mi	3/2.0	1,210 (+4%)	1mo	$390,000	$322	76
5413 Ontario St	0.40mi	3/1.0	1,100 (-5%)	2mo	$395,000	$359	67
4971 76th St	0.27mi	3/1.0	1,040 (-10%)	0mo	$410,000	$394	66
4870 79th St	0.08mi	2/2.0 (-1)	1,008 (-13%)	6mo	$375,000	$372	64
4950 76th St	0.28mi	3/1.0	1,314 (+13%)	6mo	$360,000	$274	56
4921 Concord Rd	0.33mi	2/2.0 (-1)	1,018 (-12%)	6mo	$420,000	$413	54
5031 73rd	0.47mi	3/1.0	1,015 (-12%)	0mo	$390,000	$384	53
5211 Whittier Dr	0.60mi	3/2.0	1,051 (-9%)	6mo	$400,000	$381	51
5111 71st St	0.55mi	3/1.0	1,033 (-11%)	6mo	$435,000	$421	47
5200 Whittier Dr	0.62mi	3/2.0	1,320 (+14%)	3mo	$445,000	$337	46
5250 Alcott Dr	0.68mi	3/1.0	1,018 (-12%)	1mo	$360,000	$354	43

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-41,619
• Equity at exit: $44,582

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-16,093
• Equity at exit: $25,852

Cash invested: $83,720 (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 95820

• Rents YoY: 4.6%
• Active inventory: 121
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $47

Break-even live

Break-even rent $2,321

Max offer price $299,000

Occupancy floor 93%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5021 Priscilla Ln Sacramento, CA	3.0	1.0	925	$1,995	$2.16	43d	1	0.26mi
5205 Priscilla Ln Sacramento, CA	3.0	1.0	925	$2,550	$2.76	43d	1	0.33mi
5041 Whittier Dr Sacramento, CA	3.0	1.0	1176	$2,519	$2.14	3d	1	0.60mi
4369 69th St Sacramento, CA	2.0	1.0	844	$1,900	$2.25	43d	1	0.70mi
4051 69th St Sacramento, CA	2.0	1.0	850	$2,100	$2.47	43d	1	0.78mi
7008 Maita Cir Sacramento, CA	2.0	1.0	790	$1,975	$2.50	43d	1	0.80mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	43d	1	0.84mi
4712 65th St Sacramento, CA	2.0	1.0	760	$1,995	$2.62	43d	1	0.99mi
5050 64th St Sacramento, CA	3.0	2.0	1116	$2,395	$2.15	23d	1	1.03mi
4500 63rd St Sacramento, CA	1.0–2.0	1.0	675	$1,695	$2.51	14d	2	1.12mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	12d	1	1.13mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	4d	1	1.15mi
2920 Ramona Ave Sacramento, CA	1.0–4.0	1.0–4.0	1000	$3,090	$3.09	7d	1	1.23mi
6330 9th Ave Sacramento, CA	2.0	1.0	730	$2,300	$3.15	43d	1	1.37mi
200 Bicentennial Cir Sacramento, CA	1.0–3.0	1.0–2.0	937	$2,749	$2.93	3d	31	1.43mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	43d	1	1.47mi
4501 58th St Sacramento, CA	2.0	1.0	786	$1,916	$2.44	4d	1	1.49mi

Listing history 6 events

1. 1998-10-30
   soldstatus $83,000
2. 1990-05-24
   soldstatus $92,500
3. 1987-09-14
   soldstatus $52,000
4. 1987-05-05
   soldstatus $48,600
5. 1981-09-01
   soldstatus $20,000
6. 1980-01-31
   soldstatus $183,000

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$576/yr (+$48/mo · 33.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,572
• − Mortgage interest: −$16,749
• − Property taxes: −$1,697
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$8,698
• Taxable loss: −$4,638
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $1,677/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): 35,410
• Household income: $78,436
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1255.0

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: Hispanic / Latino 41% White 31% Two or more races 17% Black 11% Asian 11% Pacific Islander 2%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Italian 2% Russian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 23% Other Asian/Pacific 5% Chinese 1%

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: ▼ -473.17%
• Current HPI: 413.4424
• Rent YoY: ▲ 4.62%
• 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

+102.7% since first listed

7 events — show timeline

• 2026-06-01 Sold (Public Records) $371,000 Public Records
• 1998-10-30 Sold (Public Records) $83,000 Public Records
• 1990-05-24 Sold (Public Records) $92,500 Public Records
• 1987-09-14 Sold (Public Records) $52,000 Public Records
• 1987-05-05 Sold (Public Records) $48,600 Public Records
• 1981-09-01 Sold (Public Records) $20,000 Public Records
• 1980-01-31 Sold (Public Records) $183,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,697 · +1.4% YoY. Source: county tax records.