1624 Sacramento Ave · West Sacramento, CA 95605

$285,000

2 bd · 1.0 ba · 627 sqft · SingleFamily public records · 7 Days on market

Built 1948 5,663 sqft lot

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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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to purchase a 2 bed 2 bath fixer in West Sacramento and it comes with a 300 Sqft ADU once rehabbed you will have an ADU with monthly rental income. Property to be Sold As Is. The property is Within 1 mile of the Walmart Supercenter, Home Depot and Ikea.

Key facts

• Adu
• 5,663 sq ft lot
• Built 1948

Tags

• ADU
• MONTHLY RENTAL INCOME
• WITHIN 1 MILE OF HOME DEPOT
• WITHIN 1 MILE OF IKEA

Property features AI

Finance

• Other: Property includes a second unit/ADU with private entry; Directions: I-50 to Jefferson Blvd exit in West Sacramento, go west on Jefferson then turn left onto Sacramento Ave; property will be on the right (look for the black iron gate).; Address: 1624 Sacramento Ave, West Sacramento, CA 95605
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: No garage; Unpaved gravel driveway
• Utilities: Public water (meter available) via water district; Public sewer (sewer in street); Natural gas available and connected; Cable available; 220 volts in kitchen; 220 volts in laundry; Irrigation connected to public district
• Home design: Single family detached residence; Ranchette/Country style; Built in 1948; One story; Street entrance
• Construction: Shingle/composition roof; Detached construction; Year built: 1948
• Exterior features: Front and back yard fencing (wood and metal); Shingle/composition roof; Regular-shaped lot; Detached ranchette/country style on a residential lot; Has ADU/second unit with private entry

Interior

• Kitchen: Built-in gas oven; Built-in gas range; Dishwasher; Granite countertops
• Bedrooms: 2 bedrooms (main level)
• Flooring: Bamboo flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms with shower stall(s)
• Heating & cooling: Ductless heating; Ductless cooling; Ceiling fans
• Interior features: Built-in gas oven and built-in gas range; Dishwasher; Granite kitchen counters; Dual-pane low-E windows; Ceiling fans and ductless cooling/heating; Laundry closet; Bamboo and vinyl flooring; Living room with a view; Pets allowed; Single-story
• Laundry & utility: Laundry closet; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (21.0% below list).
• Recommended offer: $225k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverbank Elementary (616 students, 93% FRL); Evergreen Middle (6 students, 0% FRL); River City High (math 33% / reading 59%, grade D-, #409 of 1,170 statewide, top 36%, 2,216 students, 68% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-2.4%/yr); 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $23k; list at $285k implies a 1156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $225,201 (21.0% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-46,124
• Equity at exit: $42,494

10-year hold

• IRR: -14.2%
• Equity multiple: 0.28×
• Total profit: $-57,510
• Equity at exit: $24,642

Cash invested: $79,800 (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 95605

• Rents YoY: -2.4%
• Active inventory: 52
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,252 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $107

Break-even live

Break-even rent $2,117

Max offer price $285,000

Occupancy floor 90%

Sensitivity live

Price	-10% $268	-5% $188	+0% $107	+5% $26	+10% $-54
Rent	-10% $-71	-5% $18	+0% $107	+5% $196	+10% $285
Rate	-1.0pp $250	-0.5pp $179	base $107	+0.5pp $33	+1.0pp $-42

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,597	$2.97	5d	22	1.22mi
2763 River Plaza Dr Sacramento, CA	1.0–3.0	1.0–2.0	848	$2,000	$2.36	0d	6	1.46mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $285,000 Pending 7 DOM
2. 2026-06-12
   days on market $285,000 Active 6 DOM
3. 2026-06-09
   days on market $285,000 Active 3 DOM
4. 2026-06-08
   remarks 271-char remark
5. 2026-06-08
   days on market $285,000 Active 2 DOM
6. 2026-06-07
   remarks 244-char remark
7. 2026-06-07
   listed $285,000 Active 1 DOM

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$1,459/yr (+$122/mo · 206.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,024
• − Mortgage interest: −$15,964
• − Property taxes: −$707
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$8,291
• Taxable loss: −$3,687
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $2,167/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 14,896
• Household income: $71,924
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 554.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 21% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Scotch-Irish 7% Subsaharan African 4% Serbian 1%
• Foreign-born: 35% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 35% Russian/Polish/Slavic 14% Other Asian/Pacific 4%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.35%
• Current HPI: 397.7177
• Rent YoY: ▼ -2.42%
• 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

1 event — show timeline

• 1982-09-24 Sold (Public Records) $22,700 Public Records

Property tax history

+1.4%/yr

Latest (2025): $707 · +0.8% YoY. Source: county tax records.