8797 Valley Oak Ln · Elk Grove, CA 95624

$489,900

3 bd · 3.0 ba · 1,834 sqft · SingleFamily public records · 32 Days on market

Built 1984 4,343 sqft lot $267/sqft · 17% below area Est $591k · 17% under

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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 +15.0/15.0
• Cash flow +9.4/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Highly motivated sellers relocating out of state, offering an excellent opportunity for a smooth and timely transaction. Located in the heart of Elk Grove's original 95624 zip code, this unique two-story half-plex lives and feels like a detached home, with the attached portion thoughtfully designed between the garages and no shared living-area walls. The home features three bedroom suites, each with its own full bathroom, including a rare downstairs suite ideal for guests, extended family, or multi-generational living. Fresh interior paint throughout and new carpet on the entire second floor, installed in February 2026, add to the home's appeal. Upstairs offers two private bedroom suites, i

Key facts

• Private office suite
• Corner-lot halfplex
• Walk-in shower

Tags

• CORNER-LOT HALFPLEX
• GUEST BEDROOM
• ATTACHED BATH
• PRIVATE OFFICE SUITE
• EXPANSIVE MASTER BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 2-car garage; Garage with opener and side-facing garage
• Utilities: Public water; Public sewer; Public district irrigation; Natural gas connected; Cable available and connected; 220 volts in laundry
• Home design: Attached halfplex (residential); 2-story home; Built in 1984
• Construction: Shingle/composition roof; Attached construction
• Exterior features: Back yard fencing; Corner lot with regular shape; Landscaped front and back with automatic sprinklers

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Hood over range; Microwave; Dishwasher; Ice maker; Breakfast area; Tile countertops; Dining bar / breakfast nook / dining-family combo
• Bedrooms: 3 bedrooms; Main level includes bedroom(s)
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms; Master bath with shower stall(s), double sinks, skylight/solar tube, tile, and multiple shower heads; Other baths feature granite, tile, and tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Great room with open beam ceiling; Family room with wood-burning fireplace; Fireplace in family room; Awning-covered back porch
• Laundry & utility: Laundry room inside the home; Laundry has cabinets, gas hook-up, hookups only; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (32.0% below list).
• Recommended offer: $333k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Elk Grove — 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 (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Florence Markofer Elementary (math 35% / reading 36%, grade F, #709 of 1,571 statewide, top 45%, 625 students, 40% FRL); Joseph Kerr Middle (math 38% / reading 51%, grade D, #130 of 498 statewide, top 27%, 791 students, 40% FRL); Elk Grove High (math 43% / reading 58%, grade D+, #324 of 1,170 statewide, top 28%, 1,774 students, 31% FRL).
• Market conditions: Rents flat; 243 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 32% of the median local income ($125k/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 $3k of loan paydown is wiped out by about $15k 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 32 days — a 3% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $371k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $332,918 (32.0% 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 32 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.68% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

• ARV (median comp): $590,601
• List price: $489,900
• Delta: -17.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9813 Vista Grande Way	0.07mi	4/2.5 (+1)	1,900 (+4%)	2mo	$660,000	$347	82
8763 Rubystone Ct	0.25mi	4/2.5 (+1)	1,896 (+3%)	1mo	$590,000	$311	75
8949 Plaza Park Dr	0.43mi	3/3.0	1,742 (-5%)	0mo	$415,000	$238	71
9012 Plaza Park Dr	0.55mi	4/2.5 (+1)	1,847 (+1%)	4mo	$639,000	$346	63
9723 Parktree Way	0.29mi	3/2.0	1,629 (-11%)	2mo	$500,000	$307	62
9835 Hans Way	0.63mi	4/2.0 (+1)	1,782 (-3%)	3mo	$655,000	$368	54
8724 Oconnell Ct	0.30mi	4/2.5 (+1)	2,108 (+15%)	2mo	$655,200	$311	53
8704 Montiflora Ct	0.33mi	4/2.0 (+1)	1,601 (-13%)	3mo	$554,800	$347	52
9013 Meadowsweet Way	0.67mi	4/2.0 (+1)	1,744 (-5%)	3mo	$574,000	$329	49
8813 Williamson Dr	0.74mi	3/2.0	1,665 (-9%)	1mo	$573,000	$344	45
8770 Superb Cir	0.66mi	3/2.0	1,640 (-11%)	3mo	$545,000	$332	45
8932 Shady Vista Ct	0.69mi	4/2.5 (+1)	1,997 (+9%)	1mo	$635,000	$318	45

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.19×
• Total profit: $-111,319
• Equity at exit: $73,046

10-year hold

• IRR: -29.0%
• Equity multiple: -0.19×
• Total profit: $-162,781
• Equity at exit: $42,358

Cash invested: $137,172 (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 95624

• Rents YoY: 0.1%
• Active inventory: 243
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,329 high
• Mortgage (P&I): −$2,569
• Tax from tax record: −$208 /mo · $2,501/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $-352

Break-even live

Break-even rent $3,774

Max offer price $427,796

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-213	+0% $-352	+5% $-490	+10% $-629
Rent	-10% $-615	-5% $-483	+0% $-352	+5% $-220	+10% $-89
Rate	-1.0pp $-105	-0.5pp $-227	base $-352	+0.5pp $-479	+1.0pp $-608

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10087 Emerald Grove Dr Elk Grove, CA	3.0	2.0	1354	$2,575	$1.90	45d	1	0.85mi
9101 Yount Ct Elk Grove, CA	3.0	2.0	1664	$5,500	$3.31	5d	1	1.01mi
10191 Gatemont Cir Elk Grove, CA	3.0	2.5	1800	$2,800	$1.56	25d	1	1.10mi
8418 Everson Ln Elk Grove, CA	4.0	3.0	2476	$3,400	$1.37	25d	1	1.17mi
4917 Aizenberg Cir Elk Grove, CA	3.0	2.0	1468	$2,500	$1.70	45d	1	1.21mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	9d	1	1.36mi
9270 Emerald Crest Dr Elk Grove, CA	3.0	2.0	1454	$2,550	$1.75	6d	1	1.36mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	9d	1	1.36mi

Listing history 15 events

1. 2026-06-21
   days on market $489,900 Active 32 DOM
2. 2026-06-18
   days on market $489,900 Active 29 DOM
3. 2026-06-17
   days on market $489,900 Active 28 DOM
4. 2026-06-16
   days on market $489,900 Active 27 DOM
5. 2026-06-15
   days on market $489,900 Active 26 DOM
6. 2026-06-13
   days on market $489,900 Active 24 DOM
7. 2026-06-13
   days on market $489,900 Active 23 DOM
8. 2026-06-09
   days on market $489,900 Active 20 DOM
9. 2026-06-08
   days on market $489,900 Active 19 DOM
10. 2026-06-07
    days on market $489,900 Active 18 DOM
11. 2026-06-05
    pricestatusdays on market $489,900 Active 15 DOM
12. 2006-05-04
    soldstatus $371,000
13. 2001-04-10
    soldstatus $169,000
14. 1988-07-29
    soldstatus $99,000
15. 1983-08-24
    soldstatus $72,000

ⓘ 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: $2,501 · $208/mo
• Projected year-2 tax: $3,723 · $310/mo
• Expected delta: +$1,223/yr (+$102/mo · 48.9%)

ⓘ 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 5/10 Major
• 🌡 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 · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,950
• − Mortgage interest: −$27,442
• − Property taxes: −$2,501
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,196
• − Management: −$3,196
• − Depreciation: −$14,252
• Taxable loss: −$13,086
• Est. tax savings @ 24.0%: +$3,141
• After-tax cash flow: $-1,078/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

Amenities B Commute F Cost of living F Crime B+ Employment A+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 67,630
• Household income: $125,332
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1160.0

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 0.75)
• Race & ethnicity: White 37% Asian 28% Hispanic / Latino 17% Two or more races 14% Black 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2% Russian 1%
• Foreign-born: 25% · Vietnam, Canada, China
• Languages at home: 66% English-only · Other Indo-European 7% Spanish 6% Vietnamese 6%

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: ▼ -416.87%
• Current HPI: 308.8294
• Rent YoY: ▲ 0.13%
• 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

+415.3% since first listed

4 events — show timeline

• 2006-05-04 Sold (Public Records) $371,000 Public Records
• 2001-04-10 Sold (Public Records) $169,000 Public Records
• 1988-07-29 Sold (Public Records) $99,000 Public Records
• 1983-08-24 Sold (Public Records) $72,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,501 · +0.9% YoY. Source: county tax records.