Haven Plan · Rancho Cordova, CA 95742

$556,490

4 bd · 3.0 ba · 2,128 sqft · SingleFamily · 66 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New Homes in Rancho Cordova | 3?4 Bed, 2.5?3 Bath | Explore Willow at Cypress?spacious 2-story homes with flexible floor plans, energy-efficient features & personalized upgrades designed for comfort, convenience & everyday happiness. Welcome to Willow at Cypress, one of two exciting new communities by Woodside Homes in Rancho Cordova. Here, happiness is built into every square foot. Our thoughtfully designed, two-story homes range from 1,670 to 2,402 square feet and offer 3?4 bedrooms and 2.5?3 bathrooms?perfect for families, remote workers, pet parents, and anyone craving space to grow and unwind. Located in a vibrant master-planned community, Willow blends smart home design with lifestyle-forward features that make life easier?and more joyful. With floor plans created around how real families live, you?ll find open-concept kitchens, flexible work-from-home areas, and oversized windows that bring in the California sun. Every home is designed with intention?whether it's a laundry room that actually works for your life, or a quiet retreat when you need to reset. What truly sets Willow apart? Our optional Living Well Solutions. These curated upgrades include healthy home enhancements, luxe laundry setups, pet-friendly features, and hidden storage solutions that help keep life organized and stress-free. Situated near top schools, trails, shopping, and outdoor recreation, Rancho Cordova offers the connection and convenience you?ve been looking for. Plus, with quick access to Sacramento and nearby highways, your commute just got easier. Whether you're upsizing, rightsizing, or finally ready to build your dream home from the ground up?Willow at Cypress is where it all comes together. Escape the Ordinary: Discover Willow at Cypress in Rancho Cordova

Key facts

• Flexible floor plans
• Oversized windows
• 2 garage spots

Tags

• ENERGY EFFICIENT FEATURES
• FLEXIBLE FLOOR PLANS
• OPEN CONCEPT KITCHENS
• OVERSIZED WINDOWS
• PET FRIENDLY FEATURES
• HIDDEN STORAGE SOLUTIONS

🏗️ New construction. The $556,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $614,808.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $556k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (38.9% below list).
• Recommended offer: $340k (38.9% 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: schools C-, commute C-, crime D.
• 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.
• Market conditions: Rents rising (+2.1%/yr); 466 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $66k of equity ($4k loan paydown + $61k 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 ~$106k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($523k) is reasonable based on typical stale-listing flexibility.

Recommended offer $340,097 (38.9% 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 66 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.55% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.89%
• DSCR: 0.52
• GRM: 15.1

CMA / ARV

• ARV (median comp): $614,808
• List price: $556,490
• Delta: -9.49%
• 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
12713 Mission Peak Way	0.21mi	4/3.0	2,054 (-4%)	0mo	$625,000	$304	84
4356 Arctic Tern Cir	0.35mi	4/3.0	2,185 (+3%)	0mo	$610,000	$279	79
4387 Arctic Tern Cir	0.38mi	4/3.0	2,185 (+3%)	0mo	$638,000	$292	78
4409 Canyon Coral Way	0.17mi	4/3.0	2,349 (+10%)	1mo	$609,990	$260	74
12402 Alamosa Dr	0.73mi	4/2.5	2,095 (-2%)	1mo	$667,369	$319	60
4454 Greenshank Way	0.43mi	4/2.5	1,900 (-11%)	0mo	$515,000	$271	60
4341 Moro Canyon St	0.53mi	4/3.0	2,334 (+10%)	1mo	$674,990	$289	58
4587 Duckhawk Cir	0.48mi	4/2.0	1,944 (-9%)	1mo	$574,999	$296	58
4622 Duckhawk Cir	0.41mi	4/2.0	1,873 (-12%)	1mo	$590,000	$315	56
4195 Dovekie Ct	0.62mi	4/3.0	2,399 (+13%)	1mo	$745,000	$311	49
4179 Dovekie Ct	0.62mi	4/3.0	2,399 (+13%)	2mo	$768,280	$320	48
12913 Knightsbrook Ave	0.63mi	3/2.0 (-1)	1,950 (-8%)	2mo	$656,000	$336	46

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: 16.5%
• Equity multiple: 2.35×
• Total profit: $232,285
• Equity at exit: $553,868

10-year hold

• IRR: 15.6%
• Equity multiple: 5.39×
• Total profit: $756,284
• Equity at exit: $1,194,437

Cash invested: $172,146 (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: 466
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,401 high
• Mortgage (P&I): −$3,224
• Tax est. 1.5%: −$769 /mo · $9,222/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-1,562

Break-even live

Break-even rent $5,378

Max offer price $388,779

Occupancy floor —

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: $153,702
• Closing costs: $18,444
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4328 Greenshank Cir Rancho Cordova, CA	4.0	2.0	1800	$3,100	$1.72	43d	1	0.24mi
12647 Spotted Wren Way Rancho Cordova, CA	5.0	3.0	2609	$3,450	$1.32	43d	1	0.29mi
4480 Arctic Tern Way Rancho Cordova, CA	4.0	2.5	2550	$3,000	$1.18	43d	1	0.47mi
4430 Lorikeet Way Rancho Cordova, CA	3.0	2.5	2520	$3,100	$1.23	43d	1	0.47mi
4143 Cahakia Pl Rancho Cordova, CA	3.0	2.0	1650	$2,795	$1.69	43d	1	0.70mi
12855 Daylily Coast Ln Rancho Cordova, CA	4.0	3.0	2745	$3,400	$1.24	12d	1	0.83mi
12153 Coal Creek Way Rancho Cordova, CA	3.0	2.5	1906	$2,750	$1.44	14d	1	1.25mi
12579 Bellmead Way Rancho Cordova, CA	3.0	2.0	1603	$2,650	$1.65	3d	1	1.25mi
3686 Rockdale Dr Rancho Cordova, CA	4.0	2.0	1880	$2,795	$1.49	7d	1	1.33mi

Listing history 16 events

1. 2026-06-18
   days on market $556,490 Active 66 DOM
2. 2026-06-17
   days on market $556,490 Active 65 DOM
3. 2026-06-16
   days on market $556,490 Active 64 DOM
4. 2026-06-15
   days on market $556,490 Active 63 DOM
5. 2026-06-13
   days on market $556,490 Active 61 DOM
6. 2026-06-13
   days on market $556,490 Active 60 DOM
7. 2026-06-09
   days on market $556,490 Active 57 DOM
8. 2026-06-08
   days on market $556,490 Active 56 DOM
9. 2026-06-07
   days on market $556,490 Active 55 DOM
10. 2026-06-05
    days on market $556,490 Active 52 DOM
11. 2026-06-03
    days on market $556,490 Active 51 DOM
12. 2026-06-02
    days on market $556,490 Active 50 DOM
13. 2026-06-01
    days on market $556,490 Active 49 DOM
14. 2026-05-31
    days on market $556,490 Active 48 DOM
15. 2026-05-06
    price $556,490 1784-char remark

    Show marketing remark (1784 chars)

    New Homes in Rancho Cordova | 3?4 Bed, 2.5?3 Bath | Explore Willow at Cypress?spacious 2-story homes with flexible floor plans, energy-efficient features & personalized upgrades designed for comfort, convenience & everyday happiness. Welcome to Willow at Cypress, one of two exciting new communities by Woodside Homes in Rancho Cordova. Here, happiness is built into every square foot. Our thoughtfully designed, two-story homes range from 1,670 to 2,402 square feet and offer 3?4 bedrooms and 2.5?3 bathrooms?perfect for families, remote workers, pet parents, and anyone craving space to grow and unwind. Located in a vibrant master-planned community, Willow blends smart home design with lifestyle-forward features that make life easier?and more joyful. With floor plans created around how real families live, you?ll find open-concept kitchens, flexible work-from-home areas, and oversized windows that bring in the California sun. Every home is designed with intention?whether it's a laundry room that actually works for your life, or a quiet retreat when you need to reset. What truly sets Willow apart? Our optional Living Well Solutions. These curated upgrades include healthy home enhancements, luxe laundry setups, pet-friendly features, and hidden storage solutions that help keep life organized and stress-free. Situated near top schools, trails, shopping, and outdoor recreation, Rancho Cordova offers the connection and convenience you?ve been looking for. Plus, with quick access to Sacramento and nearby highways, your commute just got easier. Whether you're upsizing, rightsizing, or finally ready to build your dream home from the ground up?Willow at Cypress is where it all comes together. Escape the Ordinary: Discover Willow at Cypress in Rancho Cordova

16. 2026-04-13
    listed $548,990 Active 1784-char remark

    Show marketing remark (1784 chars)

    New Homes in Rancho Cordova | 3?4 Bed, 2.5?3 Bath | Explore Willow at Cypress?spacious 2-story homes with flexible floor plans, energy-efficient features & personalized upgrades designed for comfort, convenience & everyday happiness. Welcome to Willow at Cypress, one of two exciting new communities by Woodside Homes in Rancho Cordova. Here, happiness is built into every square foot. Our thoughtfully designed, two-story homes range from 1,670 to 2,402 square feet and offer 3?4 bedrooms and 2.5?3 bathrooms?perfect for families, remote workers, pet parents, and anyone craving space to grow and unwind. Located in a vibrant master-planned community, Willow blends smart home design with lifestyle-forward features that make life easier?and more joyful. With floor plans created around how real families live, you?ll find open-concept kitchens, flexible work-from-home areas, and oversized windows that bring in the California sun. Every home is designed with intention?whether it's a laundry room that actually works for your life, or a quiet retreat when you need to reset. What truly sets Willow apart? Our optional Living Well Solutions. These curated upgrades include healthy home enhancements, luxe laundry setups, pet-friendly features, and hidden storage solutions that help keep life organized and stress-free. Situated near top schools, trails, shopping, and outdoor recreation, Rancho Cordova offers the connection and convenience you?ve been looking for. Plus, with quick access to Sacramento and nearby highways, your commute just got easier. Whether you're upsizing, rightsizing, or finally ready to build your dream home from the ground up?Willow at Cypress is where it all comes together. Escape the Ordinary: Discover Willow at Cypress in Rancho Cordova

ⓘ 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: $40,812
• − Mortgage interest: −$34,439
• − Property taxes: −$9,222
• − Insurance: −$3,074
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − Depreciation: −$17,885
• Taxable loss: −$30,339
• Est. tax savings @ 24.0%: +$7,281
• After-tax cash flow: $-11,463/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

Price history

+1.4% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $556,490 Zillow
• 2026-04-13 Listed $548,990 Zillow