2585 Beaumont St · Sacramento, CA 95815

$375,000

4 bd · 2.0 ba · 1,396 sqft · MultiFamily public records · 46 Days on market

Built 1990 5,227 sqft lot $269/sqft · at area comps Est $386k · at est.

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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).

• Cash flow +13.7/30.0
• ARV discount +8.7/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• 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: 2 units. confirmed

Listing remarks

Ideal duplex for the investors. Both units are 2 bedroom 1 bathroom each. One side is rented and another side is vacant. Vacant side needs some TLC. Fully gated in front. Brand new roof in 2025 and a new electrical panel for both sides. Newer stoves. Wall AC and Wall heater. Dual pane windows. Washer and dryer hook ups. Plenty of room to add bedrooms and bathrooms. Newer homes are being built down the street. This duplex can be a cash cow for one lucky investor. You may also live on one side and rent the other side. Plenty of options to make this property a long term investment. A must see. .

Key facts

• Brand new roof
• Newer stoves
• New electrical panel

Tags

• FULLY GATED
• BRAND NEW ROOF
• NEW ELECTRICAL PANEL
• NEWER STOVES
• DUAL PANE WINDOWS
• WASHER AND DRYER HOOK UPS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 3 total parking spaces
• Utilities: Public water; Public sewer; Public irrigation district
• Home design: Residential income property (duplex, apartments); 1 story; Built in 1990; Address: 2585 Beaumont St, Sacramento, CA 95815; Cross street: Eleanor Ave
• Construction: Shingle / composition roof; Built in 1990
• Exterior features: Shingle / composition roof; Lot features: Other

Interior

• Kitchen: Free standing gas range
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Radiant heating; Wall furnace; Central cooling; Wall unit(s); Window unit(s)
• Interior features: Free standing gas range; Gas water heater; Tile and wood flooring; One-level layout
• Laundry & utility: Laundry in each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $30 ($356/yr) — positive. Per door: $15/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (20.9% below list).
• Recommended offer: $297k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Northwood Elementary (382 students, 92% FRL); Martin Luther King Jr. Technology Academy (469 students, 96% FRL); Grant Union High (2,040 students, 88% FRL) — zoned schools average 92% FRL vs 76% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 99 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $2,967/mo this rent would consume 59% of the median local household income ($60k/yr) (locally 1877% 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 $11k 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 46 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $375k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,700 (20.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (median comp): $385,507
• List price: $375,000
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2695 Fairfield St	0.25mi	4/2.0	1,475 (+6%)	18mo	$370,000	$251	64
760 Arden Way	0.57mi	4/2.0	1,528 (+10%)	16mo	$420,000	$275	44
2389 Empress St	0.37mi	3/3.0 (-1)	1,233 (-12%)	23mo	$245,000	$199	35
2861 Taft St	0.69mi	4/2.0	1,596 (+14%)	13mo	$360,000	$226	33

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-63,357
• Equity at exit: $55,914

10-year hold

• IRR: -12.0%
• Equity multiple: 0.33×
• Total profit: $-70,591
• Equity at exit: $32,423

Cash invested: $105,000 (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 95815

• Home prices YoY: -32.2%
• Rents YoY: 1.5%
• Active inventory: 99
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $2,967 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$191 /mo · $2,298/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $30

Break-even live

Break-even rent $2,929

Max offer price $375,000

Occupancy floor 94%

Sensitivity live

Price	-10% $242	-5% $136	+0% $30	+5% $-76	+10% $-183
Rent	-10% $-205	-5% $-88	+0% $30	+5% $147	+10% $264
Rate	-1.0pp $219	-0.5pp $125	base $30	+0.5pp $-68	+1.0pp $-166

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,968
Total (2 units)			$2,967

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Ensenada Way Sacramento, CA	3.0	2.0	1014	$2,350	$2.32	3d	1	0.28mi
2472 Ben Ali Way Sacramento, CA	3.0	2.5	1318	$3,450	$2.62	3d	1	0.31mi
1013 Santiago Ave Sacramento, CA	3.0	2.0	1300	$2,148	$1.65	3d	1	0.37mi
2680 Grove Ave Sacramento, CA	3.0	1.0	1360	$2,700	$1.99	3d	1	0.57mi
2680 Grove Ave Unit NA Sacramento, CA	3.0	1.0	1360	$2,500	$1.84	3d	1	0.57mi
2841 Taft St Sacramento, CA	3.0	1.0	1100	$1,825	$1.66	45d	1	0.69mi
570 Media Pl Sacramento, CA	1.0–3.0	1.0–2.0	929	$3,511	$3.78	0d	23	0.92mi
1542 Bartlett Ln Sacramento, CA	3.0	1.0–3.5	1141	$3,799	$3.33	0d	33	1.16mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	18d	1	1.17mi
1567 Bartlett Ln Sacramento, CA	3.0	1.0–3.5	1200	$2,975	$2.48	0d	24	1.17mi
1761 Heritage Ln Sacramento, CA	3.0	1.0–2.0	950	$2,590	$2.73	0d	17	1.37mi
2621 Mysin Way Sacramento, CA	4.0	2.0	1740	$2,845	$1.64	3d	1	1.40mi

Listing history 16 events

1. 2026-06-10
   status $375,000 Pending 46 DOM
2. 2026-06-09
   days on market $375,000 Active 46 DOM
3. 2026-06-08
   days on market $375,000 Active 45 DOM
4. 2026-06-07
   days on market $375,000 Active 44 DOM
5. 2026-06-03
   days on market $375,000 Active 40 DOM
6. 2026-06-02
   days on market $375,000 Active 39 DOM
7. 2026-06-01
   days on market $375,000 Active 38 DOM
8. 2026-05-31
   days on market $375,000 Active 37 DOM
9. 2014-08-05
   soldstatus $130,000
10. 2005-04-21
    soldstatus $265,000
11. 2003-08-18
    soldstatus $197,000
12. 2003-08-18
    soldstatus $197,000
13. 2002-06-06
    soldstatus $80,000
14. 1984-10-12
    soldstatus $1,000
15. 1983-04-11
    soldstatus $2,000
16. 1982-01-11
    soldstatus $12,000

ⓘ 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: $2,298 · $191/mo
• Projected year-2 tax: $2,850 · $238/mo
• Expected delta: +$552/yr (+$46/mo · 24.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 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 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,604
• − Mortgage interest: −$21,006
• − Property taxes: −$2,298
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$10,909
• Taxable loss: −$6,180
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $1,839/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): 26,658
• Household income: $60,097
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 1877.0

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 42% White 28% Two or more races 14% Black 12% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Russian 1% Italian 1% Romanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 28% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -213.04%
• Current HPI: 449.1398
• Rent YoY: ▲ 1.52%
• 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

+983.3% since first listed

8 events — show timeline

• 2014-08-05 Sold (Public Records) $130,000 Public Records
• 2005-04-21 Sold (Public Records) $265,000 Public Records
• 2003-08-18 Sold (Public Records) $197,000 Public Records
• 2003-08-18 Sold (Public Records) $197,000 Public Records
• 2002-06-06 Sold (Public Records) $80,000 Public Records
• 1984-10-12 Sold (Public Records) $1,000 Public Records
• 1983-04-11 Sold (Public Records) $2,000 Public Records
• 1982-01-11 Sold (Public Records) $12,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $2,298 · +3.5% YoY. Source: county tax records.