9 La Pera Ct #4 · Sacramento, CA 95823

$148,900

2 bd · 1.0 ba · 924 sqft · Condo public records · 94 Days on market

Built 1970 $161/sqft · 12% below area Est $168k · 12% under $395/mo HOA · 21% of rent

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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 +15.7/30.0
• ARV discount +12.7/15.0
• 1% rule +7.5/10.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready to Move In! Beautiful, well‑maintained condo located on the 2nd floor of a quiet 4 units building. This charming home features a stucco exterior, a private balcony, and is situated within a gated community that offers a swimming pool, playground, and security cameras for added peace of mind. Inside, you'll find a spacious one bedroom layout that could easily be converted into two bedrooms. Upgrades include a newer HVAC system, new bathroom flooring, and an updated kitchen. Laundry hookups are already in place for your convenience. A shared 2 cars garage provides one dedicated parking space for this unit. The location is idealclose to shopping centers, laundromats, and public transpor

Key facts

• Gated community
• Security cameras
• Private balcony

Tags

• STUCCO EXTERIOR
• PRIVATE BALCONY
• GATED COMMUNITY
• SWIMMING POOL
• PLAYGROUND
• SECURITY CAMERAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $65 ($776/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 181 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 94 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.25% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 6.6

CMA / ARV

• ARV (median comp): $168,336
• List price: $148,900
• Delta: -11.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.40×
• Total profit: $-25,180
• Equity at exit: $22,201

10-year hold

• IRR: -20.5%
• Equity multiple: 0.12×
• Total profit: $-36,565
• Equity at exit: $12,874

Cash invested: $41,692 (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 95823

• Rents YoY: 0.0%
• Active inventory: 181
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$781
• Tax from tax record: −$172 /mo · $2,060/yr
• Insurance: −$62
• HOA: −$395
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $65

Break-even live

Break-even rent $1,784

Max offer price $148,900

Occupancy floor 92%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 La Fresa Ct #3 Sacramento, CA	2.0	1.0	840	$1,950	$2.32	44d	1	0.06mi
7408 Franklin Blvd #2 Sacramento, CA	2.0	1.0	840	$1,300	$1.55	22d	1	0.08mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,254	$1.84	44d	1	0.11mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	44d	1	0.17mi
7605 Franklin Blvd Sacramento, CA	2.0	1.0	824	$1,645	$2.00	3d	1	0.51mi
7236 East Pkwy Sacramento, CA	2.0	1.0–1.5	776	$1,645	$2.12	3d	1	0.57mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	7d	1	0.58mi
7051 Bowling Dr Sacramento, CA	1.0–2.0	1.0–1.5	716	$1,445	$2.02	3d	5	0.77mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	7d	1	0.92mi
7400 Loma Verde Way Unit 1 Sacramento, CA	2.0	1.0	860	$2,100	$2.44	3d	1	1.10mi
7474 La Mancha Way Sacramento, CA	1.0	1.0	676	$1,550	$2.29	8d	2	1.11mi
2777 Meadowview Rd Unit 2781 Sacramento, CA	2.0	2.0	800	$1,295	$1.62	22d	1	1.12mi
4197 Cuny Ave Unit 3 Sacramento, CA	2.0	1.0	1051	$2,000	$1.90	18d	1	1.16mi
7905 Farnell Way Unit 7905 Sacramento, CA	1.0	1.0	559	$1,800	$3.22	24d	1	1.20mi
3912 49th Ave Unit 15 Sacramento, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.26mi
3912 49th Ave Unit 16 Sacramento, CA	1.0	1.0	700	$1,700	$2.43	44d	1	1.26mi
3912 49th Ave Unit 17 Sacramento, CA	1.0	1.0	700	$1,600	$2.29	44d	1	1.27mi
3912 49th Ave Unit 9 Sacramento, CA	2.0	1.0	811	$1,795	$2.21	44d	1	1.27mi
3912 49th Ave Apt 10 Sacramento, CA	2.0	1.0	811	$1,895	$2.34	44d	1	1.27mi
7252 Florin Mall Dr Unit 7252 Sacramento, CA	2.0	2.0	900	$1,725	$1.92	44d	1	1.28mi
7283 Florin Mall Dr #14 Sacramento, CA	2.0	2.0	902	$1,675	$1.86	44d	1	1.31mi
3903 49th Ave Sacramento, CA	1.0	1.0	585	$1,445	$2.47	7d	1	1.32mi
5152 Mack Rd Sacramento, CA	1.0	1.0	597	$1,603	$2.69	4d	1	1.35mi
5152 Mack Rd Sacramento, CA	1.0	1.0	597	$1,525	$2.55	24d	1	1.35mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,731	$2.16	18d	1	1.35mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,891	$2.36	20d	1	1.35mi
6855 Carnation Ave Unit 6855 Sacramento, CA	2.0	2.0	1100	$2,025	$1.84	3d	1	1.37mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	44d	1	1.38mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	20d	1	1.38mi
7638 24th St Sacramento, CA	2.0	1.0	976	$1,900	$1.95	44d	1	1.40mi
6500 47th St Sacramento, CA	1.0–2.0	1.0–2.0	715	$1,650	$2.31	44d	7	1.46mi
6611 50th St Sacramento, CA	2.0	1.0	873	$1,950	$2.23	7d	1	1.47mi
4911 50th Ave Unit 11 Sacramento, CA	2.0	2.0	875	$1,660	$1.90	24d	1	1.50mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $148,900 Active 94 DOM
2. 2026-06-17
   days on market $148,900 Active 93 DOM
3. 2026-06-16
   days on market $148,900 Active 92 DOM
4. 2026-06-15
   days on market $148,900 Active 91 DOM
5. 2026-06-13
   days on market $148,900 Active 89 DOM
6. 2026-06-13
   days on market $148,900 Active 88 DOM
7. 2021-09-24
   soldstatus $160,000
8. 2015-08-14
   soldstatus $45,000
9. 2015-04-15
   soldstatus $32,000
10. 1998-06-15
    soldstatus $10,000
11. 1995-08-22
    soldstatus $17,000
12. 1991-08-23
    soldstatus $31,000

ⓘ 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: $2,060 · $172/mo
• Projected year-2 tax: $2,060 · $172/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,394
• − Mortgage interest: −$8,341
• − Property taxes: −$2,060
• − Insurance: −$744
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$4,740
• − Depreciation: −$4,332
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,114/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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 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): 83,607
• Household income: $66,895
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 4034.0

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 35% Asian 25% Black 17% Two or more races 16% White 11% Pacific Islander 4% Native American 1%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 30% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 25% Other Asian/Pacific 9% Other Indo-European 8%

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: ▼ -331.02%
• Current HPI: 377.4278
• Rent YoY: ▬ 0.02%
• 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

+416.1% since first listed

6 events — show timeline

• 2021-09-24 Sold (Public Records) $160,000 Public Records
• 2015-08-14 Sold (Public Records) $45,000 Public Records
• 2015-04-15 Sold (Public Records) $32,000 Public Records
• 1998-06-15 Sold (Public Records) $10,000 Public Records
• 1995-08-22 Sold (Public Records) $17,000 Public Records
• 1991-08-23 Sold (Public Records) $31,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $2,060 · +1.5% YoY. Source: county tax records.