5769 Ortega St · Sacramento, CA 95824

$259,900

3 bd · 1.0 ba · 1,665 sqft · SingleFamily public records · 99 Days on market

Built 1947 7,405 sqft lot $156/sqft · 57% below area Est $378k · 31% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in an established Sacramento neighborhood, 5769 Ortega St presents an excellent opportunity for buyers seeking value and potential. The property is in need of significant repair, making it ideal for investors, contractors, or homeowners eager to create their own vision. Conveniently located near a plethora of local amenitiesincluding shopping, dining, parks, schools, and transitthis home offers both accessibility and promise. With the right improvements, conert it back to the 1038 2 bedroom and 1 bath home

Key facts

• Shopping
• Local amenities
• Parks

Tags

• LOCAL AMENITIES
• SHOPPING
• DINING
• PARKS
• SCHOOLS
• TRANSIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $234k (10.0% below list).
• Recommended offer: $234k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 rising fast (+6.4%/yr); 67 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,338/mo this rent would consume 50% of the median local household income ($56k/yr) (locally 1671% 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 $2k of loan paydown is wiped out by about $8k 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 99 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $260k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $233,791 (10.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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: 0.90% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $378,303
• List price: $259,900
• Delta: -31.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5639 59th St	0.30mi	3/1.0	1,654 (-1%)	6mo	$275,000	$166	80
5853 64th St	0.23mi	4/2.0 (+1)	1,728 (+4%)	7mo	$470,000	$272	68
5501 59th St	0.39mi	3/3.0	1,644 (-1%)	8mo	$399,000	$243	65
5405 59th St	0.41mi	4/2.0 (+1)	1,606 (-4%)	7mo	$472,000	$294	60
5004 Argo Way	0.57mi	3/2.0	1,716 (+3%)	6mo	$470,000	$274	59
5661 62nd St	0.19mi	3/2.0	1,476 (-11%)	14mo	$452,000	$306	56
4804 61st St	0.70mi	3/2.0	1,519 (-9%)	1mo	$495,000	$326	48
5110 5110 Alcott Dr	0.69mi	4/2.0 (+1)	1,498 (-10%)	3mo	$450,000	$300	40
4990 Valletta Way	0.69mi	3/2.0	1,458 (-12%)	7mo	$435,000	$298	37
6925 Pradera Mesa Dr	0.70mi	4/2.0 (+1)	1,544 (-7%)	11mo	$481,000	$312	37
5400 Valletta Way	0.65mi	4/2.0 (+1)	1,543 (-7%)	22mo	$380,000	$246	30
5021 Ortega St	0.51mi	4/2.0 (+1)	1,427 (-14%)	23mo	$485,000	$340	24

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 · 6.44% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.61×
• Total profit: $-28,202
• Equity at exit: $38,752

10-year hold

• IRR: 3.2%
• Equity multiple: 1.27×
• Total profit: $19,487
• Equity at exit: $22,471

Cash invested: $72,772 (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 95824

• Rents YoY: 6.4%
• Active inventory: 67
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$289 /mo · $3,467/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $87

Break-even live

Break-even rent $2,228

Max offer price $259,900

Occupancy floor 91%

Sensitivity live

Price	-10% $234	-5% $160	+0% $87	+5% $13	+10% $-60
Rent	-10% $-98	-5% $-6	+0% $87	+5% $179	+10% $272
Rate	-1.0pp $218	-0.5pp $153	base $87	+0.5pp $19	+1.0pp $-49

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	45d	1	0.15mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	45d	1	0.36mi
5544 33rd Ave Unit NA Sacramento, CA	2.0	1.0	1200	$2,250	$1.88	8d	1	0.38mi
5321 57th St Sacramento, CA	4.0	2.0	1248	$2,399	$1.92	45d	1	0.49mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	5d	1	0.51mi
5050 64th St Sacramento, CA	3.0	2.0	1116	$2,395	$2.15	24d	1	0.53mi
5041 Whittier Dr Sacramento, CA	3.0	1.0	1176	$2,519	$2.14	4d	1	0.76mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	45d	1	0.85mi
5538 20th Ave Sacramento, CA	2.0	1.0	1120	$2,395	$2.14	45d	1	0.86mi
5885 Wilkinson St Unit 1 Sacramento, CA	3.0	2.0	2000	$1,800	$0.90	45d	1	0.98mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	45d	1	0.98mi
5301 20th Ave Sacramento, CA	3.0	1.0	1053	$2,650	$2.52	45d	1	1.02mi
4930 Bonniemae Way Sacramento, CA	3.0	2.0	1289	$2,500	$1.94	45d	1	1.24mi
4204 51st St Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	4d	1	1.28mi
4204 51st St Unit A Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	24d	1	1.28mi
6824 Mangosteen Ln Sacramento, CA	3.0	2.5	1404	$2,245	$1.60	9d	1	1.28mi
6782 Jujube Ln Sacramento, CA	4.0	2.5	1668	$2,395	$1.44	9d	1	1.30mi
4028 52nd St Unit 4028 Sacramento, CA	2.0	2.0	1100	$2,200	$2.00	45d	1	1.32mi
4311 48th St Sacramento, CA	3.0	1.0	1313	$2,150	$1.64	45d	1	1.35mi
5400 53rd Ave Sacramento, CA	4.0	2.5	1274	$2,450	$1.92	24d	1	1.42mi
6940 McQuillan Cir Sacramento, CA	3.0	2.0	1551	$2,550	$1.64	45d	1	1.47mi

Listing history 1 events

1. 1997-07-31
   soldstatus $102,000

ⓘ 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: $3,467 · $289/mo
• Projected year-2 tax: $3,467 · $289/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 3/10 Moderate FEMA zone X · 20% 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,055
• − Mortgage interest: −$14,558
• − Property taxes: −$3,467
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$7,561
• Taxable loss: −$3,319
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $1,838/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): 33,083
• Household income: $56,477
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1671.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 43% Asian 29% White 13% Two or more races 12% Black 10% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1% Russian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 29% Other Asian/Pacific 12% Vietnamese 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: ▼ -341.41%
• Current HPI: 409.6203
• Rent YoY: ▲ 6.44%
• 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

• 1997-07-31 Sold (Public Records) $102,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,467 · +37.9% YoY. Source: county tax records.