5011 58th St · Sacramento, CA 95820

$439,000

4 bd · 2.0 ba · 1,590 sqft · MultiFamily public records · 12 Days on market

Built 1950 8,276 sqft lot Est $474k · 7% 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 +20.2/30.0
• ARV discount +10.8/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

A well-positioned income property in the established Tallac Village neighborhood, situated directly across from West Campus High School, a location that supports consistent rental demand and low vacancy. The remodeled unit (not pictured here) leases at $1,850/month; the second unit (pictured here) at $1,650/month, offering a natural path to increased returns with cosmetic updating. Both sides are on month to month basis. Both units feature indoor laundry, covered carport parking, and new dual-pane windows. Fantastic investment opportunity or a smart buy for someone to live in one side but rent the other out.

Key facts

• Remodeled unit
• Indoor laundry
• 8,276 sq ft lot

Tags

• TALLAC VILLAGE NEIGHBORHOOD
• REMODELED UNIT
• INDOOR LAUNDRY
• COVERED CARPORT PARKING
• NEW DUAL-PANE WINDOWS
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public sewer; Water meter on site; Irrigation served by public district
• Home design: Duplex residential income property; House-style duplex; Built in 1950; Single-story
• Construction: Year built 1950
• Exterior features: Corner lot

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall-mounted cooling units
• Interior features: One-level units; Each unit has its own laundry
• Laundry & utility: In-unit laundry in each unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $439k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/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 $400k (8.9% below list).
• Recommended offer: $400k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+4.6%/yr); 124 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $4,000/mo this rent would consume 61% of the median local household income ($78k/yr) (locally 1255% 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 $3k of loan paydown is wiped out by about $13k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $400,000 (8.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $473,820
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5011 58th St	0.00mi	4/2.0	1,590 (0%)	1mo	$420,000	$264	99
4915 58th	0.06mi	4/2.0	1,590 (0%)	17mo	$445,000	$280	83
5101 Esmeralda St	0.08mi	3/2.0 (-1)	1,703 (+7%)	7mo	$565,000	$332	74
5561 48th St	0.57mi	4/2.0	1,605 (+1%)	8mo	$423,000	$264	65
4142 - 4144 58th St	0.47mi	4/2.0	1,660 (+4%)	24mo	$540,000	$325	51
4138 - 4136 58th St	0.48mi	4/2.0	1,660 (+4%)	24mo	$550,000	$331	50
4915 Fruitridge Rd	0.59mi	4/2.0	1,487 (-6%)	14mo	$421,000	$283	50
5219 - 5221 Thurman Way	0.69mi	4/2.0	1,410 (-11%)	7mo	$425,000	$301	43
5218 - 5220 Thurman	0.71mi	4/2.0	1,410 (-11%)	7mo	$420,000	$298	42
4501 48th St	0.70mi	3/2.0 (-1)	1,367 (-14%)	23mo	$383,750	$281	20

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-29,457
• Equity at exit: $65,456

10-year hold

• IRR: 4.9%
• Equity multiple: 1.38×
• Total profit: $47,026
• Equity at exit: $37,957

Cash invested: $122,920 (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 95820

• Rents YoY: 4.6%
• Active inventory: 124
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $4,000 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $554

Break-even live

Break-even rent $3,299

Max offer price $439,000

Occupancy floor 81%

Sensitivity live

Price	-10% $802	-5% $678	+0% $554	+5% $429	+10% $305
Rent	-10% $238	-5% $396	+0% $554	+5% $712	+10% $870
Rate	-1.0pp $775	-0.5pp $665	base $554	+0.5pp $440	+1.0pp $324

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,000
Total (2 units)			$4,000

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5321 57th St Sacramento, CA	4.0	2.0	1248	$2,399	$1.92	44d	1	0.27mi
5301 20th Ave Sacramento, CA	3.0	1.0	1053	$2,650	$2.52	44d	1	0.41mi
5050 64th St Sacramento, CA	3.0	2.0	1116	$2,395	$2.15	24d	1	0.45mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	44d	1	0.60mi
4204 51st St Unit A Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	24d	1	0.65mi
4204 51st St Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	4d	1	0.65mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	44d	1	0.70mi
4311 48th St Sacramento, CA	3.0	1.0	1313	$2,150	$1.64	44d	1	0.75mi
4930 Bonniemae Way Sacramento, CA	3.0	2.0	1289	$2,500	$1.94	44d	1	0.75mi
5041 Whittier Dr Sacramento, CA	3.0	1.0	1176	$2,519	$2.14	4d	1	0.89mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	44d	1	0.94mi
5221 9th Ave Sacramento, CA	3.0	1.5	1626	$3,000	$1.85	17d	1	1.01mi
5017 10th Ave Sacramento, CA	3.0	2.0	1400	$2,600	$1.86	17d	1	1.04mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,995	$1.83	5d	1	1.10mi
4624 11th Ave Sacramento, CA	4.0	2.0	1643	$3,200	$1.95	44d	1	1.12mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,495	$2.31	22d	1	1.13mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,550	$2.36	8d	1	1.13mi
3042 53rd St Sacramento, CA	3.0	2.0	1115	$2,225	$2.00	45d	1	1.15mi
6940 McQuillan Cir Sacramento, CA	3.0	2.0	1551	$2,550	$1.64	44d	1	1.19mi
3400 44th St Sacramento, CA	3.0	2.5	1578	$2,495	$1.58	44d	1	1.35mi
5885 Wilkinson St Sacramento, CA	3.0	2.0	1368	$2,399	$1.75	44d	1	1.46mi
5885 Wilkinson St Unit 1 Sacramento, CA	3.0	2.0	2000	$1,800	$0.90	44d	1	1.46mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,456 · $121/mo
• Projected year-2 tax: $3,336 · $278/mo
• Expected delta: +$1,880/yr (+$157/mo · 129.1%)

ⓘ 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 (unshaded) · 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$24,591
• − Property taxes: −$1,456
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,771
• Taxable loss: −$693
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $6,809/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): 35,410
• Household income: $78,436
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1255.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 41% White 31% Two or more races 17% Black 11% Asian 11% Pacific Islander 2%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Italian 2% Russian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 23% Other Asian/Pacific 5% Chinese 1%

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: ▼ -473.17%
• Current HPI: 413.4424
• Rent YoY: ▲ 4.62%
• 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

+2.2%/yr

Latest (2025): $1,456 · +1.4% YoY. Source: county tax records.