9832 Allen Ranch Way · Elk Grove, CA 95757

$699,990

4 bd · 3.0 ba · 2,203 sqft · SingleFamily public records · 7 Days on market

Built 2015 5,775 sqft lot $318/sqft · 11% below area Est $790k · 11% 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 +12.7/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Cash flow +3.6/30.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Imagine pulling up to a striking stone-faced Mediterranean on a quiet Elk Grove street, stepping through the front door, and feeling immediately at home. Welcome to this beautifully upgraded 4-bed, 3-bath single-story residence in Parkgate where thoughtful touches and everyday comfort meet California living at its best. Inside, rich wood flooring stretches through a truly open great room designed for gathering. The kitchen is beautifully appointed with white cabinetry wrapping every wall, a full granite slab backsplash, gas cooktop, built-in wall oven and microwave, and a large center island with seating and double sink. A walk-in pantry and wine rack keep everything organized, and the slid

Key facts

• Gas cooktop
• Large center island
• Open great room

Tags

• OPEN GREAT ROOM
• WHITE CABINETRY
• GRANITE SLAB BACKSPLASH
• GAS COOKTOP
• BUILT-IN WALL OVEN
• LARGE CENTER ISLAND

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with interior access, garage door opener and garage facing front; 2-car garage; Sidewalks with curb and gutter
• Utilities: Public water; Public sewer; Natural gas connected; Cable and internet available; 220 volts in kitchen
• Home design: Detached single-family residence; One story; Built in 2015
• Construction: Tile roof; Detached construction
• Exterior features: Backyard with wood fencing (fenced); Auto sprinkler front and rear

Interior

• Kitchen: Granite counters and island with sink; Breakfast area and pantry closet; Kitchen open to family room; Built-in electric oven; Gas cooktop; Hood over range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Plumbed for ice maker; Free standing refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Simulated wood flooring
• Bathrooms: 3 full bathrooms; Master bath with shower stall, tub, double sinks, quartz surfaces, walk-in closet(s) and window; Other bathrooms feature shower stalls, double sinks, windows and quartz surfaces
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Covered patio; Dual-pane and Low-E windows with screens and window coverings; Main level includes bedroom(s), family room, master bedroom, full bath(s), garage, kitchen, and street entrance
• Laundry & utility: Inside laundry room with cabinets and sink; Washer and dryer included; Electric and gas hook-up available

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (52.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (51.0% below list).
• Recommended offer: $333k (52.4% below list) — sets the bar for cash-flow.

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: Arlene Hein Elementary (math 57% / reading 60%, grade B-, #265 of 1,571 statewide, top 17%, 846 students, 30% FRL); Elizabeth Pinkerton Middle (math 53% / reading 70%, grade B+, #52 of 498 statewide, top 11%, 982 students, 29% FRL); Cosumnes Oaks High (math 58% / reading 73%, grade B, #157 of 1,170 statewide, top 14%, 2,212 students, 31% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Elk Grove Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 297 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $75k of equity ($5k loan paydown + $70k 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 ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $333,120 (52.4% 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: 0.49% ✗
• Cap rate: 2.73%
• Cash-on-cash: -12.72%
• DSCR: 0.43
• GRM: 17.0

CMA / ARV

• ARV (median comp): $790,478
• List price: $699,990
• Delta: -11.45%
• 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
8353 Largo Way	0.13mi	3/2.5 (-1)	2,203 (0%)	11mo	$755,000	$343	78
8337 Columbo Cir	0.23mi	3/2.5 (-1)	2,203 (0%)	9mo	$685,000	$311	75
9773 Carico Way	0.37mi	4/2.5	2,194 (-0%)	10mo	$628,000	$286	71
9836 Partington Cir	0.27mi	4/2.5	2,301 (+4%)	10mo	$660,000	$287	70
10032 Wagoner Way	0.61mi	3/3.0 (-1)	2,127 (-3%)	0mo	$705,000	$331	60
9628 Oak Reserve Ln	0.73mi	3/2.5 (-1)	2,254 (+2%)	4mo	$617,500	$274	52
9916 Bluefin Way	0.34mi	4/2.0	1,904 (-14%)	10mo	$662,000	$348	49
8215 Red Elk Dr	0.74mi	5/2.5 (+1)	2,184 (-1%)	10mo	$600,000	$275	49
8012 Spiess Ct	0.58mi	4/2.0	2,038 (-8%)	11mo	$667,500	$328	48
9995 Swordfish Cir	0.74mi	4/3.0	2,352 (+7%)	8mo	$697,000	$296	47
10016 Wagoner Way	0.58mi	4/3.0	2,476 (+12%)	8mo	$925,000	$374	46
9730 Clemenza Way	0.73mi	5/3.0 (+1)	2,409 (+9%)	11mo	$700,000	$291	36

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: 15.7%
• Equity multiple: 2.30×
• Total profit: $254,386
• Equity at exit: $630,606

10-year hold

• IRR: 15.4%
• Equity multiple: 5.41×
• Total profit: $864,853
• Equity at exit: $1,359,927

Cash invested: $195,997 (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: 297
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,433 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$826 /mo · $9,917/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $-2,077

Break-even live

Break-even rent $6,062

Max offer price $333,120

Occupancy floor —

Sensitivity live

Price	-10% $-1,681	-5% $-1,879	+0% $-2,077	+5% $-2,275	+10% $-2,473
Rent	-10% $-2,348	-5% $-2,212	+0% $-2,077	+5% $-1,941	+10% $-1,806
Rate	-1.0pp $-1,724	-0.5pp $-1,899	base $-2,077	+0.5pp $-2,258	+1.0pp $-2,443

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: $174,998
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9773 Philta Way Elk Grove, CA	4.0	2.5	2564	$3,500	$1.37	6d	1	0.30mi
8418 Everson Ln Elk Grove, CA	4.0	3.0	2476	$3,400	$1.37	25d	1	0.71mi
9534 Sunlight Ln Elk Grove, CA	3.0	2.0	1427	$2,650	$1.86	19d	1	0.72mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	9d	1	0.83mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	9d	1	0.84mi
7706 Brabham Way Elk Grove, CA	3.0	2.0	1434	$2,995	$2.09	45d	1	0.92mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	25d	1	0.97mi
10123 Blue Whale Way Elk Grove, CA	4.0	3.0	2445	$4,200	$1.72	18d	1	0.98mi
7405 Rothschild Ct Elk Grove, CA	3.0	2.0	1859	$2,650	$1.43	4d	1	1.00mi
8420 Mondale Way Elk Grove, CA	4.0	3.0	2450	$3,950	$1.61	45d	1	1.04mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	25d	1	1.09mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	12d	1	1.10mi
8144 Crystal Walk Cir Elk Grove, CA	4.0	2.5	1727	$2,599	$1.50	14d	1	1.12mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	22d	1	1.13mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	23d	1	1.13mi
8464 Crystal Walk Cir Elk Grove, CA	4.0	2.5	1727	$2,595	$1.50	5d	1	1.17mi
8358 Akino Ct Elk Grove, CA	4.0	3.5	2321	$3,200	$1.38	45d	1	1.18mi
8371 Valpane Way Elk Grove, CA	4.0	3.0	2018	$3,250	$1.61	0d	1	1.18mi
8461 Crystal Walk Cir Elk Grove, CA	3.0	2.5	2250	$2,600	$1.16	46d	1	1.19mi
9867 Tarzo Way Elk Grove, CA	3.0	3.0	1905	$2,700	$1.42	45d	1	1.20mi
10333 Tempier Way Elk Grove, CA	3.0	3.0	2795	$3,350	$1.20	45d	1	1.23mi
10333 Tempier Way Elk Grove, CA	3.0	2.5	2795	$3,195	$1.14	19d	1	1.23mi
8151 Lavigne Cir Elk Grove, CA	4.0	3.0	2928	$3,445	$1.18	45d	1	1.28mi
10446 Tamburlane Dr Elk Grove, CA	4.0	3.5	2693	$3,495	$1.30	45d	1	1.28mi
9316 Caulfield Dr Elk Grove, CA	3.0	2.0	1550	$3,950	$2.55	45d	1	1.33mi
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	19d	1	1.33mi
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	4d	1	1.35mi
7104 Saltgrass Way Elk Grove, CA	3.0	2.0	1818	$2,750	$1.51	45d	1	1.46mi
10350 Ducasse Way Elk Grove, CA	3.0	3.5	2586	$3,495	$1.35	0d	1	1.48mi
9270 Emerald Crest Dr Elk Grove, CA	3.0	2.0	1454	$2,550	$1.75	6d	1	1.49mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	21d	1	1.50mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $9,917 · $826/mo
• Projected year-2 tax: $9,917 · $826/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: $41,197
• − Mortgage interest: −$39,210
• − Property taxes: −$9,917
• − Insurance: −$3,500
• − Repairs & maintenance: −$3,296
• − Management: −$3,296
• − Depreciation: −$20,363
• Taxable loss: −$38,385
• Est. tax savings @ 24.0%: +$9,212
• After-tax cash flow: $-15,709/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

Property tax history

+9.0%/yr

Latest (2025): $9,917 · +1.9% YoY. Source: county tax records.