3445 Altos Ave · Sacramento, CA 95838

$1,195,000

4 bd · 4.0 ba · 1,980 sqft · MultiFamily public records · 102 Days on market

Built 1973 0.32 ac lot $604/sqft · 200% above area Est $806k · 48% over

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Why this score? — see what drove the C- 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

* * * 3445 Altos Ave must be purchased with 3441 Altos Avenue & 3836 43rd Avenue, This is a portfolio sale of three separate 4plexes that must be purchased together as a package * * * Colliers is pleased to present an attractive multifamily value-add opportunity in the Sacramento region: 3441-3445 Altos Avenue and 3836 43rd Avenue. This portfolio features three well-located, income-producing 4-plex properties totaling 12 units, 3445 Altos Avenue comprises two identical 4-plex buildings constructed in 1973, each approximately 2,000 square feet on individual 0.16-acre parcels. The combined unit mix consists of eight 1-bedroom/1-bath units. Currently operating at approximately 20%

Key facts

• Multiple parks
• Local restaurants
• 0.32 acre lot

Tags

• GATED COMMUNITY SETTING
• WALKING AND BIKING TRAILS
• MULTIPLE PARKS
• LOCAL RESTAURANTS
• EXCELLENT CONNECTIVITY

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.20M).
• Recommended offer: $1.09M (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.7%/yr); 164 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $12,751/mo this rent would consume 224% of the median local household income ($68k/yr) (locally 1834% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k 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

• It's been on market 102 days — a 9% lower offer ($1.09M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $912k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $1,087,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $805,680
• List price: $1,195,000
• Delta: 48.32%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
680 Ford Rd	0.15mi	4/1.0	2,028 (+2%)	12mo	$470,000	$232	66
3305 - 3307 Altos Ave	0.23mi	4/2.0	1,800 (-9%)	19mo	$375,000	$208	50
3309 - 3311 Altos Ave	0.21mi	4/1.0	1,800 (-9%)	18mo	$380,000	$211	48
757 - 761 Carroll Ave	0.23mi	4/2.0	1,800 (-9%)	24mo	$382,000	$212	46
1100 Roanoke Ave	0.48mi	5/4.0 (+1)	2,100 (+6%)	23mo	$575,000	$274	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-51,488
• Equity at exit: $178,178

10-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $40,726
• Equity at exit: $103,322

Cash invested: $334,600 (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 95838

• Rents YoY: -2.7%
• Active inventory: 164
• Price-to-rent: 62.5×

Monthly cashflow live

• Estimated rent: $12,751 high
• Mortgage (P&I): −$6,267
• Tax from tax record: −$483 /mo · $5,799/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,678
• Net cashflow: $2,825

Break-even live

Break-even rent $9,175

Max offer price $1,195,000

Occupancy floor 73%

Sensitivity live

Price	-10% $3,502	-5% $3,164	+0% $2,825	+5% $2,487	+10% $2,149
Rent	-10% $1,818	-5% $2,322	+0% $2,825	+5% $3,329	+10% $3,833
Rate	-1.0pp $3,427	-0.5pp $3,129	base $2,825	+0.5pp $2,516	+1.0pp $2,201

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$12,752
Total (8 units)			$12,751

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	17d	1	0.72mi
917 Blaine Ave Sacramento, CA	4.0	2.0	1558	$3,000	$1.93	0d	1	1.05mi
2680 Grove Ave Unit NA Sacramento, CA	3.0	1.0	1360	$2,500	$1.84	3d	1	1.11mi
2680 Grove Ave Sacramento, CA	3.0	1.0	1360	$2,700	$1.99	3d	1	1.11mi
1013 Santiago Ave Sacramento, CA	3.0	2.0	1300	$2,148	$1.65	3d	1	1.26mi
3226 Pilgrim Ct Sacramento, CA	3.0	1.0	1300	$2,700	$2.08	0d	1	1.26mi
2472 Ben Ali Way Sacramento, CA	3.0	2.5	1318	$3,450	$2.62	3d	1	1.35mi
4426 Dry Creek Rd Sacramento, CA	3.0	2.5	1408	$2,700	$1.92	0d	1	1.41mi
581 Summer Garden Way Sacramento, CA	4.0	2.0	1500	$2,800	$1.87	3d	1	1.43mi

Listing history 18 events

1. 2026-06-21
   days on market $1,195,000 Active 102 DOM
2. 2026-06-18
   days on market $1,195,000 Active 99 DOM
3. 2026-06-17
   days on market $1,195,000 Active 98 DOM
4. 2026-06-16
   days on market $1,195,000 Active 97 DOM
5. 2026-06-15
   days on market $1,195,000 Active 96 DOM
6. 2026-06-13
   days on market $1,195,000 Active 94 DOM
7. 2026-06-13
   pricedays on market $1,195,000 Active 93 DOM
8. 2026-06-09
   days on market $599,000 Active 90 DOM
9. 2026-06-08
   days on market $599,000 Active 89 DOM
10. 2026-06-07
    days on market $599,000 Active 88 DOM
11. 2026-06-03
    days on market $599,000 Active 84 DOM
12. 2026-06-02
    days on market $599,000 Active 83 DOM
13. 2026-06-01
    days on market $599,000 Active 82 DOM
14. 2026-05-31
    days on market $599,000 Active 81 DOM
15. 2018-10-31
    soldstatus $912,500
16. 2014-02-28
    soldstatus $180,000
17. 2009-12-23
    soldstatus $140,000
18. 2009-08-20
    soldstatus $110,000

ⓘ 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: $5,799 · $483/mo
• Projected year-2 tax: $9,082 · $757/mo
• Expected delta: +$3,283/yr (+$274/mo · 56.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% 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 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $153,012
• − Mortgage interest: −$66,939
• − Property taxes: −$5,799
• − Insurance: −$5,975
• − Repairs & maintenance: −$12,241
• − Management: −$12,241
• − Depreciation: −$34,764
• Taxable income: $15,054
• Est. tax owed @ 24.0%: −$3,613
• After-tax cash flow: $30,292/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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

+729.5% since first listed

4 events — show timeline

• 2018-10-31 Sold (Public Records) $912,500 Public Records
• 2014-02-28 Sold (Public Records) $180,000 Public Records
• 2009-12-23 Sold (Public Records) $140,000 Public Records
• 2009-08-20 Sold (Public Records) $110,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $5,799 · +3.9% YoY. Source: county tax records.