4121 Brookfield Dr · Sacramento, CA 95823

$219,999

2 bd · 1.5 ba · 1,116 sqft · Condo public records · 124 Days on market

Built 1984 $197/sqft · 16% below area Est $261k · 16% under $362/mo HOA · 17% of rent

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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).

• ARV discount +14.5/15.0
• Cash flow +8.9/30.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This PUD is an excellent opportunity for investor or first-time buyers. It features 2 bedrooms and 1/2 bathrooms upper level, with the living space, kitchen, half bath, and laundry area lower level. Additionally, it includes a private open patio, a storage shed, and a covered 2-car carport. This property is not a fixer-upper; it is a fire sale.

Key facts

• Private open patio
• Car-covered-carport
• Storage shed

Tags

• PRIVATE OPEN PATIO
• STORAGE SHED
• CAR-COVERED-CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (5.9% below list).
• Recommended offer: $189k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: 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.
• Zoned schools: Leonardo Da Vinci (797 students, 35% FRL); Fern Bacon Middle (671 students, 92% FRL); Luther Burbank High (1,603 students, 78% FRL).
• Market conditions: Rents flat; 186 active listings in the ZIP; 27 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 37% 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 $2k of loan paydown is wiped out by about $7k 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 124 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $185k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $188,879 (14.1% 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 124 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 8.9

CMA / ARV

• ARV (median comp): $260,604
• List price: $219,999
• Delta: -15.58%
• 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: -26.1%
• Equity multiple: 0.14×
• Total profit: $-52,688
• Equity at exit: $32,803

10-year hold

• IRR: -41.3%
• Equity multiple: -0.34×
• Total profit: $-82,784
• Equity at exit: $19,021

Cash invested: $61,600 (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: 186
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$92
• HOA: −$362
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-176

Break-even live

Break-even rent $2,294

Max offer price $188,879

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-114	+0% $-176	+5% $-238	+10% $-301
Rent	-10% $-340	-5% $-258	+0% $-176	+5% $-94	+10% $-13
Rate	-1.0pp $-65	-0.5pp $-120	base $-176	+0.5pp $-233	+1.0pp $-291

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4074 Weymouth Ln Sacramento, CA	2.0	2.0	1200	$2,498	$2.08	19d	1	0.09mi
4066 Weymouth Ln Sacramento, CA	3.0	1.5	1323	$1,900	$1.44	45d	1	0.11mi
7605 Franklin Blvd Sacramento, CA	2.0	1.0	824	$1,645	$2.00	4d	1	0.32mi
4400 Shining Star Dr Sacramento, CA	1.0–4.0	1.0–2.0	1225	$2,254	$1.84	45d	1	0.37mi
74 La Fresa Ct #3 Sacramento, CA	2.0	1.0	840	$1,950	$2.32	45d	1	0.47mi
7408 Franklin Blvd #2 Sacramento, CA	2.0	1.0	840	$1,300	$1.55	23d	1	0.49mi
4623 Goya Pkwy Sacramento, CA	3.0	2.0	1242	$2,400	$1.93	45d	1	0.56mi
4407 Bouts Pkwy Sacramento, CA	3.0	1.0	1024	$1,950	$1.90	45d	1	0.57mi
7726 Laurie Way Sacramento, CA	3.0	1.0	1069	$2,075	$1.94	9d	1	0.58mi
4417 A Pkwy Sacramento, CA	3.0	2.0	1440	$2,200	$1.53	45d	1	0.68mi
3249 Torrance Ave Sacramento, CA	3.0	3.0	1258	$2,599	$2.07	25d	1	0.76mi
7238 East Pkwy Apt B5 Sacramento, CA	2.0	1.5	1020	$1,645	$1.61	9d	1	0.96mi
2777 Meadowview Rd Unit 2779 Sacramento, CA	2.0	2.0	800	$1,295	$1.62	0d	1	0.97mi
2777 Meadowview Rd Unit 2781 Sacramento, CA	2.0	2.0	800	$1,295	$1.62	23d	1	0.98mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,731	$2.16	19d	1	1.13mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,784	$2.23	0d	1	1.13mi
5152 Mack Rd Sacramento, CA	2.0	2.0	801	$1,891	$2.36	22d	1	1.13mi
7400 Loma Verde Way Sacramento, CA	2.0	1.0	860	$2,100	$2.44	0d	1	1.18mi
7474 La Mancha Way Sacramento, CA	1.0–2.0	1.0	777	$1,695	$2.18	0d	3	1.19mi
7051 Bowling Dr Sacramento, CA	1.0–2.0	1.0–1.5	716	$1,445	$2.02	4d	5	1.19mi
4264 Chinquapin Way Sacramento, CA	2.0	1.0	900	$2,195	$2.44	45d	1	1.21mi
7638 24th St Sacramento, CA	2.0	1.0	976	$1,900	$1.95	45d	1	1.24mi
26 Nedra Ct Unit A1 Sacramento, CA	2.0	1.0	980	$1,650	$1.68	22d	1	1.27mi
26 Nedra Ct Sacramento, CA	2.0	1.0	980	$1,650	$1.68	45d	1	1.27mi
7826 Center Pkwy Sacramento, CA	1.0–2.0	1.0–2.0	737	$1,795	$2.43	45d	1	1.33mi
5500 Mack Rd Sacramento, CA	2.0	1.0–2.0	856	$1,603	$1.87	9d	1	1.38mi
5943 Mack Rd Sacramento, CA	3.0	2.0	1309	$2,495	$1.91	16d	1	1.41mi

HOA detail condo

• Monthly dues: $362 · $4,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $219,999 Active 124 DOM
2. 2026-06-18
   days on market $219,999 Active 121 DOM
3. 2026-06-17
   days on market $219,999 Active 120 DOM
4. 2026-06-16
   days on market $219,999 Active 119 DOM
5. 2026-06-15
   days on market $219,999 Active 118 DOM
6. 2026-06-13
   days on market $219,999 Active 116 DOM
7. 2026-06-13
   days on market $219,999 Active 115 DOM
8. 2026-06-09
   days on market $219,999 Active 112 DOM
9. 2026-06-08
   days on market $219,999 Active 111 DOM
10. 2026-06-07
    days on market $219,999 Active 110 DOM
11. 2026-06-05
    days on market $219,999 Active 107 DOM
12. 2026-06-03
    days on market $219,999 Active 106 DOM
13. 2026-06-02
    days on market $219,999 Active 105 DOM
14. 2026-06-01
    days on market $219,999 Active 104 DOM
15. 2026-05-31
    days on market $219,999 Active 103 DOM
16. 2021-12-17
    soldstatus $185,000
17. 2020-09-04
    soldstatus $180,000
18. 2020-07-13
    historical Off-Market
19. 2020-06-29
    price $180,000
20. 2020-03-14
    listed $200,000 Active
21. 2020-03-13
    listed $180,000
22. 2017-11-20
    soldstatus $129,000 Sold
23. 2017-11-20
    status Pending (Do Not Show)
24. 2017-10-26
    soldstatus $129,000
25. 2017-09-19
    listed $135,000 Active
26. 1984-04-06
    soldstatus $53,000

ⓘ 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: $2,458 · $205/mo
• Projected year-2 tax: $2,458 · $205/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: $24,851
• − Mortgage interest: −$12,323
• − Property taxes: −$2,458
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$4,344
• − Depreciation: −$6,400
• Taxable loss: −$5,750
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $-734/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

+249.1% since first listed

11 events — show timeline

• 2021-12-17 Sold (Public Records) $185,000 Public Records
• 2020-09-04 Sold (Public Records) $180,000 Public Records
• 2020-07-13 Delisted — BAREIS
• 2020-06-29 Price Changed $180,000 BAREIS
• 2020-03-14 Listed $200,000 BAREIS
• 2020-03-13 Listed $180,000 BAREIS
• 2017-11-20 Sold (MLS) $129,000 MLSListings
• 2017-11-20 Pending — MLSListings
• 2017-10-26 Sold (Public Records) $129,000 Public Records
• 2017-09-19 Listed $135,000 MLSListings
• 1984-04-06 Sold (Public Records) $53,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,458 · +1.4% YoY. Source: county tax records.