2124 Verano St · Sacramento, CA 95838

$299,000

3 bd · 1.0 ba · 1,554 sqft · SingleFamily public records · 26 Days on market

Built 1952 9,148 sqft lot Est $463k · 35% 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet street, this 3 bed, 2 bath home has an office that could be turned into a 4th bedroom. Kitchen has been updated with granite tile counters and a double oven. Large family room with original hardwood floors and a large window overlooks a property with plenty of trees. Home backs up to Arden Creek.

Key facts

• Updated kitchen
• Double oven
• Large window

Tags

• UPDATED KITCHEN
• GRANITE TILE COUNTERS
• DOUBLE OVEN
• ORIGINAL HARDWOOD FLOORS
• LARGE WINDOW
• BACKS UP TO ARDEN CREEK

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; Cable available; Internet available; 220V in kitchen and laundry
• Home design: Detached single-family home; One story; Built in 1952
• Construction: Tar/gravel flat roof
• Exterior features: Irregular-shaped lot; Lot dimensions approximately 166 x 64 x 157 x 51

Interior

• Kitchen: Dishwasher; Microwave; Double oven; Electric cooktop; Granite countertops
• Bedrooms: 3 bedrooms (possible 4th bedroom)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Shower stall(s), tub, and window in bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Deck off the living room; Granite kitchen counters; Dining and family room combined
• Laundry & utility: Indoor laundry room with hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $247k (17.3% below list).
• Recommended offer: $247k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hagginwood Elementary (372 students, 93% FRL); Martin Luther King Jr. Technology Academy (469 students, 96% FRL); Grant Union High (2,040 students, 88% FRL) — zoned schools average 93% FRL vs 76% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.7%/yr); 164 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 43% of the median local income ($68k/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.
• 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 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,276 (17.3% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $463,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 Roanoke Ave	0.45mi	3/2.0	1,512 (-3%)	2mo	$510,000	$337	69
3510 Del Paso Blvd	0.07mi	3/2.0	1,392 (-10%)	17mo	$430,000	$309	61
3637 Pinell St	0.32mi	4/2.0 (+1)	1,600 (+3%)	20mo	$360,000	$225	54
3316 Barcon Way	0.61mi	3/1.5	1,431 (-8%)	7mo	$395,000	$276	50
3321 Barcon Way	0.63mi	3/2.0	1,536 (-1%)	22mo	$450,000	$293	47
3730 Immaculata Way	0.49mi	4/2.5 (+1)	1,413 (-9%)	8mo	$455,000	$322	44
2001 Edison Ave	0.63mi	3/1.0	1,419 (-9%)	15mo	$430,000	$303	43
3729 Presidio St	0.44mi	4/2.0 (+1)	1,340 (-14%)	7mo	$340,000	$254	42
3250 Palmer St	0.68mi	4/2.0 (+1)	1,660 (+7%)	9mo	$460,000	$277	40
1549 Nogales St	0.68mi	3/2.5	1,344 (-14%)	18mo	$399,999	$298	25
1539 Nogales St	0.71mi	3/2.5	1,344 (-14%)	19mo	$400,000	$298	23
1547 Nogales St	0.69mi	3/2.5	1,344 (-14%)	20mo	$399,999	$298	23

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-47,523
• Equity at exit: $44,582

10-year hold

• IRR: -13.9%
• Equity multiple: 0.29×
• Total profit: $-59,172
• Equity at exit: $25,852

Cash invested: $83,720 (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 95838

• Rents YoY: -2.7%
• Active inventory: 164
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $130

Break-even live

Break-even rent $2,308

Max offer price $299,000

Occupancy floor 90%

Sensitivity live

Price	-10% $299	-5% $215	+0% $130	+5% $45	+10% $-39
Rent	-10% $-65	-5% $32	+0% $130	+5% $228	+10% $325
Rate	-1.0pp $281	-0.5pp $206	base $130	+0.5pp $53	+1.0pp $-26

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3226 Pilgrim Ct Sacramento, CA	3.0	1.0	1300	$2,700	$2.08	0d	1	0.37mi
2391 Carlsbad Ave Sacramento, CA	3.0	1.0	1372	$2,575	$1.88	9d	1	0.89mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	18d	1	0.90mi
2931 Wright St Sacramento, CA	3.0	2.0	1291	$900	$0.70	5d	1	1.03mi
2841 Taft St Sacramento, CA	3.0	1.0	1100	$1,825	$1.66	45d	1	1.30mi

Listing history 14 events

1. 2026-06-21
   days on market $299,000 Active 26 DOM
2. 2026-06-18
   days on market $299,000 Active 23 DOM
3. 2026-06-17
   pricedays on market $299,000 Active 22 DOM
4. 2026-06-16
   days on market $340,000 Active 21 DOM
5. 2026-06-15
   days on market $340,000 Active 20 DOM
6. 2026-06-13
   days on market $340,000 Active 18 DOM
7. 2026-06-13
   days on market $340,000 Active 17 DOM
8. 2026-06-09
   days on market $340,000 Active 14 DOM
9. 2026-06-08
   days on market $340,000 Active 13 DOM
10. 2026-06-07
    pricedays on market $340,000 Active 12 DOM
11. 2026-06-03
    days on market $350,000 Active 8 DOM
12. 2026-06-02
    days on market $350,000 Active 7 DOM
13. 2026-06-01
    days on market $350,000 Active 6 DOM
14. 2026-05-31
    days on market $350,000 Active 5 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: $772 · $64/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$1,500/yr (+$125/mo · 194.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,673
• − Mortgage interest: −$16,749
• − Property taxes: −$772
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$8,698
• Taxable loss: −$3,586
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $2,422/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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

Property tax history

+2.1%/yr

Latest (2025): $772 · +3.1% YoY. Source: county tax records.