2325 - 2329 Glen Ellen Cir · Sacramento, CA 95822

$699,999

4 bd · 4.0 ba · 2,266 sqft · MultiFamily public records · 114 Days on market

Built 1963 7,405 sqft lot $309/sqft · 13% above area Est $622k · 13% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

NEW ROOF! APPRAISED! Spacious duplex with strong income potential. 2325 Glen Ellen Circle is vacant and ready to showperfect for owner-occupant or new tenant at market rent. 2329 Glen Ellen Circle is tenant-occupied and generating $2,500 per month in rental income. Property needs some TLC and cosmetic updates, offering excellent value-add opportunity for investors or firsttime buyers looking to build equity and increase cash flow. Large layout with solid fundamentals and upside potential. Live in one, rent the other, or add to your portfolio. Don't miss this opportunity to own a duplex with income already in place and room to grow!

Key facts

• Tenant occupied
• Large layout
• New roof

Tags

• NEW ROOF
• STRONG INCOME POTENTIAL
• TENANT OCCUPIED
• GENERATING RENTAL INCOME
• VALUE ADD OPPORTUNITY
• LARGE LAYOUT

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative. Per door: $-89/mo.
• To cash-flow at today's rent, offer at most $653k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $558k (20.3% below list).
• Recommended offer: $558k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 rising fast (+4.3%/yr); 107 active listings in the ZIP; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $5,579/mo this rent would consume 77% of the median local household income ($87k/yr) (locally 1336% 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 $5k of loan paydown is wiped out by about $21k 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 114 days — a 9% lower offer ($637k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $540k; 30% 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 $557,900 (20.3% 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 114 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.80% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $621,512
• List price: $699,999
• Delta: 12.63%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.31% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.37×
• Total profit: $-123,035
• Equity at exit: $104,372

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-97,745
• Equity at exit: $60,523

Cash invested: $196,000 (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 95822

• Rents YoY: 4.3%
• Active inventory: 107
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $5,579 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$712 /mo · $8,549/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,172
• Net cashflow: $-268

Break-even live

Break-even rent $5,918

Max offer price $652,741

Occupancy floor 100%

Sensitivity live

Price	-10% $129	-5% $-69	+0% $-268	+5% $-466	+10% $-664
Rent	-10% $-708	-5% $-488	+0% $-268	+5% $-47	+10% $173
Rate	-1.0pp $85	-0.5pp $-89	base $-268	+0.5pp $-449	+1.0pp $-633

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$5,580
Total (3 units)			$5,579

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $699,999 Active 114 DOM
2. 2026-06-18
   days on market $699,999 Active 111 DOM
3. 2026-06-17
   days on market $699,999 Active 110 DOM
4. 2026-06-16
   days on market $699,999 Active 109 DOM
5. 2026-06-15
   days on market $699,999 Active 108 DOM
6. 2026-06-13
   days on market $699,999 Active 106 DOM
7. 2026-06-13
   days on market $699,999 Active 105 DOM
8. 2026-06-09
   days on market $699,999 Active 102 DOM
9. 2026-06-08
   days on market $699,999 Active 101 DOM
10. 2026-06-07
    days on market $699,999 Active 100 DOM
11. 2026-06-05
    days on market $699,999 Active 97 DOM
12. 2026-06-03
    days on market $699,999 Active 96 DOM
13. 2026-06-02
    days on market $699,999 Active 95 DOM
14. 2026-06-01
    days on market $699,999 Active 94 DOM
15. 2026-05-31
    days on market $699,999 Active 93 DOM
16. 2024-10-30
    soldstatus $540,000
17. 2024-02-01
    historical
18. 2023-12-09
    status Active
19. 2023-10-09
    status Pending Sale
20. 2023-08-25
    status Active
21. 2023-08-10
    status Pending Sale
22. 2023-08-01
    listed $539,000 Active
23. 2022-08-01
    historical
24. 2022-04-21
    listed $549,000 Active
25. 2022-04-03
    historical
26. 2022-04-01
    listed $549,000 Active
27. 2021-05-03
    historical
28. 2021-03-13
    status Active
29. 2021-02-27
    historical Active Under Contract
30. 2021-02-22
    listed $579,900 Active
31. 2021-02-09
    historical
32. 2005-02-17
    soldstatus $449,000

ⓘ 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: $8,549 · $712/mo
• Projected year-2 tax: $8,549 · $712/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 · 0% 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 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,948
• − Mortgage interest: −$39,211
• − Property taxes: −$8,549
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,356
• − Management: −$5,356
• − Depreciation: −$20,364
• Taxable loss: −$15,387
• Est. tax savings @ 24.0%: +$3,693
• After-tax cash flow: $483/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): 46,569
• Household income: $86,801
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1336.0

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 34% White 27% Asian 18% Two or more races 17% Black 12% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 1% Russian 1% Italian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 63% English-only · Spanish 19% Other Asian/Pacific 7% Chinese 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: ▼ -613.80%
• Current HPI: 338.7878
• Rent YoY: ▲ 4.31%
• 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

+20.3% since first listed

17 events — show timeline

• 2024-10-30 Sold (Public Records) $540,000 Public Records
• 2024-02-01 Listing Removed — CRMLS
• 2023-12-09 Relisted — CRMLS
• 2023-10-09 Pending — CRMLS
• 2023-08-25 Relisted — CRMLS
• 2023-08-10 Pending — CRMLS
• 2023-08-01 Listed $539,000 CRMLS
• 2022-08-01 Listing Removed — CRMLS
• 2022-04-21 Listed $549,000 CRMLS
• 2022-04-03 Coming Soon — CRMLS
• 2022-04-01 Listed $549,000 CRMLS
• 2021-05-03 Listing Removed — CRMLS
• 2021-03-13 Relisted — CRMLS
• 2021-02-27 Contingent — CRMLS
• 2021-02-22 Listed $579,900 CRMLS
• 2021-02-09 Coming Soon — CRMLS
• 2005-02-17 Sold (Public Records) $449,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $8,549 · -35.2% YoY. Source: county tax records.