6820 7th Ave · Rio Linda, CA 95673

$2,000,000

28 bd · 1.4 ba · 9,120 sqft · MultiFamily public records · 25 Days on market

Built 1959 0.49 ac lot

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 units. confirmed

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

Colliers is pleased to present 6820 7th Ave a 14-Unit Apartment Complex in Rio Linda, CA. A stable submarket just North of Sacramento with limited multifamily inventory available. The subject property is a well-maintained 14-Unit community in one of Sacramento County's most practical and tenant-friendly suburban pockets. 6820 7th Ave (Rio Linda Apartments) is a classic 1959-built, 2-story complex on nearly half an acre. The property is constructed with a stucco exterior, dual pane windows throughout and a pitched roof. Tenants have ample parking spaces at the back of the property and directly across the street. Conveniently situated within a short walk of family parks, community bike and hi

Key facts

• Shared courtyard
• Stucco exterior
• Dual pane windows

Tags

• 14 UNIT APARTMENT COMPLEX
• WELL MAINTAINED COMMUNITY
• STUCCO EXTERIOR
• DUAL PANE WINDOWS
• AMPLE PARKING SPACES
• SHARED COURTYARD

What this means for you Summary

Snapshot

• This is a 14 × 2-bed/1-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $346/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $2.00M).
• Recommended offer: $1.97M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.4% in Rio Linda — 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 55/100 on livability (#856 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: schools C-, crime F, amenities 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: 52 active listings in the ZIP; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14k of loan paydown is wiped out by about $60k 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 25 days — a 2% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 135493% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $1.73M; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $1,970,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-15,417
• Equity at exit: $298,207

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $383,800
• Equity at exit: $172,923

Cash invested: $560,000 (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 95673

• Active inventory: 52
• Price-to-rent: 102.6×

Monthly cashflow live

• Estimated rent: $22,750 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$1,803 /mo · $21,639/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,778
• Net cashflow: $4,848

Break-even live

Break-even rent $16,614

Max offer price $2,000,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 14× units	2	1	$22,750
Total (14 units)			$22,750

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-02
   status $2,000,000 Pending 25 DOM
2. 2026-06-01
   days on market $2,000,000 Active 25 DOM
3. 2026-05-31
   days on market $2,000,000 Active 24 DOM
4. 2024-11-06
   historical $1,475
5. 2024-10-18
   listed $1,475
6. 2024-09-10
   historical $1,475
7. 2024-09-05
   listed $1,475
8. 2024-06-27
   historical $1,345
9. 2024-06-11
   listed $1,345
10. 2023-12-01
    historical $1,500
11. 2023-11-28
    listed $1,500
12. 2022-04-29
    soldstatus $1,725,000
13. 1998-11-25
    soldstatus $77,000
14. 1990-07-27
    soldstatus $336,000
15. 1985-12-20
    soldstatus $345,000
16. 1980-03-18
    soldstatus $170,000
17. 1978-03-21
    soldstatus $100,000

ⓘ 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: $21,639 · $1,803/mo
• Projected year-2 tax: $21,639 · $1,803/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 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 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $273,000
• − Mortgage interest: −$112,031
• − Property taxes: −$21,639
• − Insurance: −$10,000
• − Repairs & maintenance: −$21,840
• − Management: −$21,840
• − Depreciation: −$58,182
• Taxable income: $27,468
• Est. tax owed @ 24.0%: −$6,592
• After-tax cash flow: $51,580/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 — Rio Linda

• Score: 55/100
• State rank: #856
• US rank: #23451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Linda, CA
• City population: 16,935
• Population (ZIP): 16,935

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 26% Asian 8% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 2% Italian 2%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 71% English-only · Spanish 14% Russian/Polish/Slavic 7% Other Asian/Pacific 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: ▼ -339.49%
• Current HPI: 356.5128
• Rent YoY: —
• Metro: —
• 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

-98.5% since first listed

14 events — show timeline

• 2024-11-06 Rental Removed $1,475 RENTALBEAST
• 2024-10-18 Listed for Rent $1,475 RENTALBEAST
• 2024-09-10 Rental Removed $1,475 RENTALBEAST
• 2024-09-05 Listed for Rent $1,475 RENTALBEAST
• 2024-06-27 Rental Removed $1,345 BUILDIUM
• 2024-06-11 Listed for Rent $1,345 BUILDIUM
• 2023-12-01 Rental Removed $1,500 RENTALBEAST
• 2023-11-28 Listed for Rent $1,500 RENTALBEAST
• 2022-04-29 Sold (Public Records) $1,725,000 Public Records
• 1998-11-25 Sold (Public Records) $77,000 Public Records
• 1990-07-27 Sold (Public Records) $336,000 Public Records
• 1985-12-20 Sold (Public Records) $345,000 Public Records
• 1980-03-18 Sold (Public Records) $170,000 Public Records
• 1978-03-21 Sold (Public Records) $100,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $21,639 · +5.1% YoY. Source: county tax records.