7503 Allan Detrick Ave · Elk Grove, CA 95757

$715,000

3 bd · 3.0 ba · 2,127 sqft · SingleFamily public records · 17 Days on market

Built 2022 7,431 sqft lot $336/sqft · 12% below area Est $811k · 12% 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 +12.8/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Cash flow +2.7/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Built in 2022 and shows like new, this beautifully maintained single-story home offers 3 bedrooms, 3 bathrooms plus a versatile den. Thoughtfully designed with an open-concept layout, the spacious family room flows into the dining area and stunning kitchen perfect for everyday living and entertaining The kitchen is a standout, featuring a gorgeous quartz slab island, upgraded cabinetry with glass inserts, and plenty of space to gather. Luxury vinyl flooring and plantation shutters run throughout, adding a clean, modern feel. Ideal for multi-generational living or guests, the front bedroom includes its own private bathroom. The den, with glass French doors, is perfect for a home office or

Key facts

• Plantation shutters
• Glass french doors
• Private bathroom

Tags

• OPEN-CONCEPT LAYOUT
• GORGEOUS QUARTZ SLAB ISLAND
• LUXURY VINYL FLOORING
• PLANTATION SHUTTERS
• PRIVATE BATHROOM
• GLASS FRENCH DOORS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Paved driveway and paved sidewalks
• Utilities: 220 volt electrical service; Public water with on-site meter; Public sewer (sewer in street); Irrigation connected to public district
• Home design: Single family residence (tract); Residential property; One story, built in 2022; Main living areas and all bedrooms on the single level; Street-facing along Allan Detrick Ave
• Construction: Built in 2022; Tile roofing
• Exterior features: Automatic sprinkler system (front and rear); Tile roof; No private pool or spa; No horse facilities

Interior

• Kitchen: Free standing gas range; Gas cooktop; Hood over range; Free standing gas oven; Dishwasher; Disposal; Microwave; Quartz and slab counters; Kitchen island with sink
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; Bathrooms include shower stalls and double sinks
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Whole house fan
• Interior features: Great room living area; Dining and family room combo; Island with sink in kitchen; Quartz and slab countertops; Shower stalls and double sinks in bathrooms
• Laundry & utility: Laundry room with cabinets and sink; Washer/dryer hookups (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $715k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (59.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (53.1% below list).
• Recommended offer: $287k (59.9% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 2.8% in Elk Grove — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising fast (+4.5%/yr); 295 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $76k of equity ($5k loan paydown + $72k appreciation (10.0% local appreciation)).
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$123k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($704k) is reasonable based on typical stale-listing flexibility.

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 $286,687 (59.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.47% ✗
• Cap rate: 2.22%
• Cash-on-cash: -14.53%
• DSCR: 0.35
• GRM: 17.8

CMA / ARV

• ARV (median comp): $811,213
• List price: $715,000
• Delta: -11.86%
• 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
7503 Allan Detrick Ave	0.00mi	3/3.0	2,127 (0%)	0mo	$700,000	$329	100
8085 Gwinn Cir	0.39mi	3/2.5	2,260 (+6%)	2mo	$789,999	$350	67
8145 Champart Cir	0.51mi	3/2.5	2,141 (+1%)	9mo	$668,000	$312	66
8053 Gwinn Cir	0.31mi	3/2.0	1,889 (-11%)	5mo	$749,475	$397	58
8036 Gwinn Cir	0.31mi	3/2.0	1,889 (-11%)	6mo	$713,716	$378	58
8080 Gwinn Cir	0.37mi	3/2.0	1,889 (-11%)	3mo	$689,999	$365	58
8068 Gwinn Cir	0.34mi	3/2.0	1,889 (-11%)	5mo	$679,999	$360	58
8183 Lavigne Cir	0.71mi	3/2.5	2,220 (+4%)	2mo	$716,500	$323	55
7996 Gwinn Cir	0.35mi	3/2.0	1,889 (-11%)	8mo	$715,341	$379	54
8147 Lavigne Cir	0.69mi	4/2.5 (+1)	2,220 (+4%)	2mo	$750,000	$338	52
8250 Ocho Way	0.75mi	3/2.5	1,887 (-11%)	4mo	$548,300	$291	41
6619 Ponta Do Sol Way	0.62mi	4/2.0 (+1)	2,379 (+12%)	4mo	$650,000	$273	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 2.20×
• Total profit: $240,396
• Equity at exit: $644,129

10-year hold

• IRR: 14.6%
• Equity multiple: 5.20×
• Total profit: $841,033
• Equity at exit: $1,389,088

Cash invested: $200,200 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 295
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $3,355 high
• Mortgage (P&I): −$3,750
• Tax from tax record: −$1,028 /mo · $12,333/yr
• Insurance: −$298
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $-2,425

Break-even live

Break-even rent $6,424

Max offer price $286,687

Occupancy floor —

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10439 Barrena Loop Elk Grove, CA	2.0–3.0	2.5	1252	$3,149	$2.52	1d	1	0.09mi
10573 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	44d	1	0.10mi
10563 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	44d	1	0.10mi
10516 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,399	$2.28	4d	1	0.11mi
10508 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,389	$2.27	20d	1	0.11mi
7216 Tavira Ct Elk Grove, CA	3.0	2.0	1513	$2,600	$1.72	44d	1	0.53mi
8151 Lavigne Cir Elk Grove, CA	4.0	3.0	2928	$3,445	$1.18	44d	1	0.71mi
10446 Tamburlane Dr Elk Grove, CA	4.0	3.5	2693	$3,495	$1.30	44d	1	0.84mi
10333 Tempier Way Elk Grove, CA	3.0	2.5	2795	$3,195	$1.14	18d	1	0.94mi
10333 Tempier Way Elk Grove, CA	3.0	3.0	2795	$3,350	$1.20	44d	1	0.94mi
8420 Mondale Way Elk Grove, CA	4.0	3.0	2450	$3,950	$1.61	44d	1	0.95mi
10123 Blue Whale Way Elk Grove, CA	4.0	3.0	2445	$4,200	$1.72	16d	1	0.98mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	23d	1	0.99mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	23d	1	1.00mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	20d	1	1.03mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	22d	1	1.03mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	10d	1	1.06mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	20d	1	1.07mi
10410 Danichris Way Elk Grove, CA	4.0	3.0	2578	$3,100	$1.20	8d	1	1.16mi
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	3d	1	1.23mi
8358 Akino Ct Elk Grove, CA	4.0	3.5	2321	$3,200	$1.38	44d	1	1.26mi
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	17d	1	1.27mi
10157 Lofton Way Elk Grove, CA	4.0	3.0	1921	$2,995	$1.56	44d	1	1.33mi
5501 Claudied Way Elk Grove, CA	4.0	2.0	2078	$3,000	$1.44	8d	1	1.35mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	8d	1	1.41mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	8d	1	1.42mi
9867 Tarzo Way Elk Grove, CA	3.0	3.0	1905	$2,700	$1.42	44d	1	1.43mi
5418 Halas Ct Elk Grove, CA	4.0	3.0	2650	$3,500	$1.32	18d	1	1.49mi

Listing history 3 events

1. 2026-04-16
   historical $3,050
2. 2026-04-09
   price $3,050
3. 2026-04-04
   listed $3,250

ⓘ 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: $12,333 · $1,028/mo
• Projected year-2 tax: $12,333 · $1,028/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $40,263
• − Mortgage interest: −$40,051
• − Property taxes: −$12,333
• − Insurance: −$3,575
• − Repairs & maintenance: −$3,221
• − Management: −$3,221
• − Depreciation: −$20,800
• Taxable loss: −$42,939
• Est. tax savings @ 24.0%: +$10,305
• After-tax cash flow: $-18,790/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): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

+21438.5% since first listed

4 events — show timeline

• 2026-06-10 Sold (Public Records) $700,000 Public Records
• 2026-04-16 Rental Removed $3,050 APPFOLIO
• 2026-04-09 Price Changed $3,050 APPFOLIO
• 2026-04-04 Listed for Rent $3,250 APPFOLIO

Property tax history

+40.3%/yr

Latest (2025): $12,333 · -6.1% YoY. Source: county tax records.