10380 Evangaline Way · Elk Grove, CA 95757

$544,000

2 bd · 2.0 ba · 1,522 sqft · Land · 49 Days on market

4,824 sqft lot $365/mo HOA · 13% of rent

---

Why this score? — see what drove the F 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
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Cash flow +3.4/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

What's Special: Flex Room, Single Level Living, West Facing Lot, Flat Lot. New Construction - August Completion! Built by America's Most Trusted Home Builder. Welcome to the Redwood at 10380 Evangaline Way in Esplanade at Madeira Ranch! Soft natural light welcomes you into a thoughtfully designed layout that balances everyday comfort with open gathering spaces. The kitchen flows easily into casual dining and the great room, creating a natural hub for connection and relaxed entertaining. A primary suite with a spacious walk-in closet and serene bath and study are tucked privately off the main living area. A secondary bedroom with a nearby full bath offers flexibility for guests or daily livi

Key facts

• 4,824 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Mandatory homeowners association; Monthly HOA fee; HOA amenities include pool, clubhouse, dog park, recreation facilities, exercise room/gym, and game court; HOA fee covers grounds maintenance and pool

Exterior

• Parking: Attached garage facing front; 2 garage spaces
• Utilities: Public water; Public sewer; Irrigation connected; Photovoltaic power production listed
• Home design: Single family detached residence; One story; Entry level includes bedroom(s), family room, master bedroom, full bath(s), garage, and kitchen; Located in a senior community
• Construction: Under construction
• Exterior features: Gated community; Landscaped front yard; Cement roof; Built-in private pool and spa; community pool/common facility access

Interior

• Kitchen: Built-in electric oven; Gas cooktop; Hood over range; Dishwasher; Disposal; Microwave; Plumbed for ice maker; Breakfast area
• Bedrooms: 2 bedrooms total; Master bedroom on the ground floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with shower stall(s), double sinks, tile, and walk-in closet; Other baths with shower stall(s) and tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room living area; Dining/family room combo; Pantry closet; Quartz kitchen counters; Under construction condition
• Laundry & utility: Electric laundry (220 volts in laundry)

🏗️ New construction. The $544,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $614,503.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $544k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (48.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (46.4% below list).
• Recommended offer: $281k (48.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, 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.
• Market conditions: Rents rising fast (+4.5%/yr); 295 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $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 49 days — a 3% lower offer ($528k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $280,866 (48.4% 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 49 days. Have you received any prior offers? Is the seller open to a 48% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.47% ✗
• Cap rate: 2.60%
• Cash-on-cash: -13.17%
• DSCR: 0.41
• GRM: 17.6

CMA / ARV

• ARV (median comp): $614,503
• List price: $544,000
• Delta: -11.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.27×
• Total profit: $218,983
• Equity at exit: $553,593

10-year hold

• IRR: 15.2%
• Equity multiple: 5.36×
• Total profit: $749,394
• Equity at exit: $1,193,843

Cash invested: $172,061 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 295
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,916 high
• Mortgage (P&I): −$3,223
• Tax from tax record: −$348 /mo · $4,181/yr
• Insurance: −$256
• HOA: −$365
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-1,889

Break-even live

Break-even rent $5,306

Max offer price $280,866

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: $153,626
• Closing costs: $18,435
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10191 Gatemont Cir Elk Grove, CA	3.0	2.5	1800	$2,800	$1.56	23d	1	0.68mi
10087 Emerald Grove Dr Elk Grove, CA	3.0	2.0	1354	$2,575	$1.90	44d	1	0.75mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	2d	1	0.77mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	2d	1	0.77mi
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	3d	1	0.77mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	8d	1	0.86mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	20d	1	0.94mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	10d	1	1.04mi

HOA detail

• Monthly dues: $365 · $4,380/yr

Listing history 15 events

1. 2026-06-18
   days on market $544,000 Active 49 DOM
2. 2026-06-17
   days on market $544,000 Active 48 DOM
3. 2026-06-16
   days on market $544,000 Active 47 DOM
4. 2026-06-15
   days on market $544,000 Active 46 DOM
5. 2026-06-13
   days on market $544,000 Active 44 DOM
6. 2026-06-13
   days on market $544,000 Active 43 DOM
7. 2026-06-09
   days on market $544,000 Active 40 DOM
8. 2026-06-08
   days on market $544,000 Active 39 DOM
9. 2026-06-07
   days on market $544,000 Active 38 DOM
10. 2026-06-05
    days on market $544,000 Active 35 DOM
11. 2026-06-03
    days on market $544,000 Active 34 DOM
12. 2026-06-02
    days on market $544,000 Active 33 DOM
13. 2026-06-01
    days on market $544,000 Active 32 DOM
14. 2026-05-31
    days on market $544,000 Active 31 DOM
15. 2026-05-01
    listed $544,000 Active 1293-char remark

ⓘ 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: $4,181 · $348/mo
• Projected year-2 tax: $4,181 · $348/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 5/10 Major
• 🌡 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 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,988
• − Mortgage interest: −$34,422
• − Property taxes: −$4,181
• − Insurance: −$3,073
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − HOA: −$4,380
• − Depreciation: −$17,876
• Taxable loss: −$34,542
• Est. tax savings @ 24.0%: +$8,290
• After-tax cash flow: $-14,374/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 — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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 0.75)
• Race & ethnicity: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

+91.4%/yr

Latest (2025): $4,181 · -2.3% YoY. Source: county tax records.