8352 Solfrid Way · Elk Grove, CA 95757

$572,488

3 bd · 2.5 ba · 1,730 sqft · SingleFamily · 41 Days on market

Built 2026 $331/sqft · at area comps Est $596k · at est.

---

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 +9.3/15.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this two-story Morello home! Included features: a charming covered entry; an open dining area; a well-appointed kitchen offering white cabinetry, quartz countertops, stainless-steel appliances, a center island, and a roomy walk-in pantry; an inviting great room; a main-floor powder room; an elegant primary suite showcasing a generous walk-in closet and a private bath with double sinks; two secondary bedrooms; a shared hall bath; and an upstairs laundry. This home also boasts luxury vinyl plank flooring. Learn more today!

Key facts

• 2 parking spots
• Built 2026
• Listed 41 days

Property features AI

Finance

• Financial info: List price $569,388

Exterior

• Parking: 2 parking spaces
• Home design: Single-family property (spec new construction)
• Exterior features: Living area approximately 1,730

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec home, plan named Morello

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $572k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (43.4% below list).
• Recommended offer: $324k (43.4% below list) — sets the bar for 1% rule.

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $61k of equity ($4k loan paydown + $57k 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 ~$98k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($555k) is reasonable based on typical stale-listing flexibility.

Recommended offer $323,934 (43.4% 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 41 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.57% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.46%
• DSCR: 0.53
• GRM: 14.7

CMA / ARV

• ARV (median comp): $596,402
• List price: $572,488
• Delta: -4.01%
• 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
8357 Eleodoro Way	0.02mi	3/2.5	1,730 (0%)	2mo	$562,168	$325	98
8396 Solfrid Way	0.09mi	3/2.5	1,730 (0%)	0mo	$555,000	$321	96
10350 S Solvita Way	0.16mi	3/2.0	1,552 (-10%)	0mo	$595,000	$383	73
8368 Solfrid Way	0.03mi	3/2.5	1,960 (+13%)	4mo	$591,113	$302	73
8393 Eleodoro Way	0.08mi	3/2.5	1,960 (+13%)	3mo	$580,075	$296	72
10124 Zane Way	0.47mi	3/2.5	1,628 (-6%)	2mo	$562,000	$345	67
8475 Anker Way	0.48mi	4/2.5 (+1)	1,651 (-5%)	0mo	$570,000	$345	65
8524 Anker Way	0.58mi	4/2.5 (+1)	1,651 (-5%)	0mo	$560,000	$339	60
10367 Mornington Way	0.33mi	3/2.5	1,980 (+14%)	3mo	$647,705	$327	58
10296 Garmont Way	0.46mi	3/2.0	1,550 (-10%)	3mo	$587,000	$379	56
10367 Evangaline Way	0.74mi	2/2.0 (-1)	1,644 (-5%)	0mo	$592,500	$360	50
10359 Evangaline Way	0.73mi	3/2.5	1,958 (+13%)	3mo	$593,000	$303	41

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $227,945
• Equity at exit: $515,743

10-year hold

• IRR: 16.6%
• Equity multiple: 5.69×
• Total profit: $752,351
• Equity at exit: $1,112,218

Cash invested: $160,297 (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: 14.7×

Monthly cashflow live

• Estimated rent: $3,239 high
• Mortgage (P&I): −$3,002
• Tax est. 1.5%: −$716 /mo · $8,587/yr
• Insurance: −$239
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-1,397

Break-even live

Break-even rent $5,008

Max offer price $370,303

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: $143,122
• Closing costs: $17,175
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	2d	1	0.03mi
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	17d	1	0.06mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	19d	1	0.21mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	10d	1	0.35mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	21d	1	0.35mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	20d	1	0.35mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	23d	1	0.45mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	7d	1	0.49mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	7d	1	0.50mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	23d	1	0.93mi
10371 Bruceville Rd Elk Grove, CA	2.0	3.0	1152	$2,700	$2.34	17d	1	1.15mi
10371 Bruceville Rd Elk Grove, CA	2.0	3.0	1152	$2,700	$2.34	43d	1	1.15mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	1d	1	1.17mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	2d	1	1.17mi
10573 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	1.19mi
10571 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	10d	1	1.19mi
10583 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	23d	1	1.20mi
10565 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	10d	1	1.20mi
10563 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	1.21mi
10564 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	23d	1	1.21mi
10595 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	43d	1	1.21mi
10516 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,399	$2.28	4d	1	1.21mi
10577 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	43d	1	1.21mi
10589 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,119	$2.36	23d	1	1.22mi
10508 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,389	$2.27	20d	1	1.22mi
10439 Barrena Loop Elk Grove, CA	2.0–3.0	2.5	1252	$3,149	$2.52	1d	1	1.23mi
7216 Tavira Ct Elk Grove, CA	3.0	2.0	1513	$2,600	$1.72	43d	1	1.28mi
9932 Westminster Way Elk Grove, CA	2.0	2.0	1376	$2,695	$1.96	23d	1	1.45mi
10191 Gatemont Cir Elk Grove, CA	3.0	2.5	1800	$2,800	$1.56	23d	1	1.46mi
7540 Abbey Cir Elk Grove, CA	2.0	2.0	1257	$2,700	$2.15	4d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $572,488 Active 41 DOM
2. 2026-06-17
   days on market $572,488 Active 40 DOM
3. 2026-06-16
   days on market $572,488 Active 39 DOM
4. 2026-06-15
   days on market $572,488 Active 38 DOM
5. 2026-06-13
   days on market $572,488 Active 36 DOM
6. 2026-06-13
   days on market $572,488 Active 35 DOM
7. 2026-06-09
   days on market $572,488 Active 32 DOM
8. 2026-06-08
   days on market $572,488 Active 31 DOM
9. 2026-06-07
   days on market $572,488 Active 30 DOM
10. 2026-06-05
    days on market $572,488 Active 27 DOM
11. 2026-06-03
    days on market $572,488 Active 26 DOM
12. 2026-06-02
    days on market $572,488 Active 25 DOM
13. 2026-06-01
    days on market $572,488 Active 24 DOM
14. 2026-05-31
    days on market $572,488 Active 23 DOM
15. 2026-05-13
    price $569,388 537-char remark
16. 2026-05-08
    listed $567,388 Active 537-char remark

ⓘ 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: $38,872
• − Mortgage interest: −$32,068
• − Property taxes: −$8,587
• − Insurance: −$2,862
• − Repairs & maintenance: −$3,110
• − Management: −$3,110
• − Depreciation: −$16,654
• Taxable loss: −$27,520
• Est. tax savings @ 24.0%: +$6,605
• After-tax cash flow: $-10,162/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