5758 Walerga Rd #4 · Foothill Farms, CA 95842

$189,995

2 bd · 1.0 ba · 924 sqft · Condo public records · 10 Days on market

Built 1969 $206/sqft · 5% below area Est $200k · 5% under $282/mo HOA · 16% of rent

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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 +12.2/30.0
• ARV discount +9.8/15.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This stylishly renovated condo checks every box, updated finishes, a functional layout, and a location that keeps you close to everything Sacramento's north side has to offer. The open living area impresses right away with recessed lighting, crown molding, a charming arched passageway, and gorgeous dark LVP flooring that runs throughout. The kitchen is a true standout with white shaker cabinets, quartz countertops, and a full stainless steel appliance package including a gas range, built-in microwave, refrigerator, and dishwasher. Both bedrooms are generously sized with ceiling fans and plenty of natural light. The bathroom features a quartz vanity top, sleek framed mirror, and a tiled tub/

Key facts

• Renovated condo
• Arched passageway
• Open living area

Tags

• RENOVATED CONDO
• FUNCTIONAL LAYOUT
• OPEN LIVING AREA
• RECESSED LIGHTING
• CROWN MOLDING
• ARCHED PASSAGEWAY

Property features AI

Finance

• HOA & community: Mandatory homeowners association; Monthly HOA fee of $282; HOA covers insurance, exterior maintenance, grounds maintenance, sewer, and trash; No listed association amenities

Exterior

• Parking: Attached covered garage with garage door opener; Garage facing front; 1-car garage; Paved driveway and paved sidewalks; Shared driveway; Curb, gutter and sidewalk present
• Utilities: Internet available; Natural gas available and connected; Underground utilities; 220 volt electric service; Public sewer; Public water with meter on site (water district); Irrigation connected to public district
• Home design: Residential condominium; Attached unit in a planned unit development; Two-story; Updated/remodeled; Built in 1969; Entry level includes living room, dining room, family room, kitchen, full bath(s), and bedroom(s)
• Construction: Built in 1969; Composition roof
• Exterior features: Composition roof; No fencing; Auto sprinklers front and rear; Low maintenance yard; No private pool or spa

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Hood over range; Dishwasher; Disposal; Breakfast area; Quartz slab counters
• Bedrooms: 2 bedrooms; Main level includes bedroom(s)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; Tile surfaces; Low-flow toilets; Tub with shower over; Window in bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Breakfast area; Quartz slab counters in kitchen; Dining and living room combined layout; Dining and family room combined layout; Living room with additional features
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (9.5% below list).
• Recommended offer: $172k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, crime F, amenities 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: Woodridge Elementary (740 students, 95% FRL); Foothill Ranch Middle (453 students, 94% FRL); Foothill High (1,251 students, 91% FRL) — zoned schools average 93% FRL vs 76% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 132 active listings in the ZIP; 40 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).
• This rent runs 30% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $190k implies a 604% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,986 (9.5% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (median comp): $200,189
• List price: $189,995
• Delta: -0.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.49×
• Total profit: $-26,870
• Equity at exit: $28,329

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,565
• Equity at exit: $16,427

Cash invested: $53,199 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 132
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$996
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$79
• HOA: −$282
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-39

Break-even live

Break-even rent $1,769

Max offer price $183,154

Occupancy floor 97%

Sensitivity live

Price	-10% $69	-5% $15	+0% $-39	+5% $-92	+10% $-146
Rent	-10% $-175	-5% $-107	+0% $-39	+5% $29	+10% $97
Rate	-1.0pp $57	-0.5pp $10	base $-39	+0.5pp $-88	+1.0pp $-138

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: $47,499
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	3d	1	0.17mi
5948 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	3d	1	0.20mi
5954 Walerga Rd #1 Sacramento, CA	2.0	1.0	800	$1,345	$1.68	3d	1	0.22mi
5954 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	12d	1	0.22mi
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	3d	1	0.24mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	5d	1	0.25mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,590	$1.89	3d	8	0.26mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	23d	1	0.27mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	45d	1	0.33mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	3d	1	0.33mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	3d	4	0.36mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	5d	1	0.36mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	3d	1	0.45mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	45d	1	0.49mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	3d	1	0.50mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	3d	3	0.51mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	45d	3	0.57mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	22d	1	0.63mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	3d	3	0.63mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	12d	2	0.73mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	3d	6	0.80mi
5520 Harrison St North Highlands, CA	2.0	1.0	735	$1,478	$2.01	9d	1	0.80mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	3d	2	0.87mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	3d	1	0.87mi
5733 San Vincente Way North Highlands, CA	3.0	1.0	925	$2,195	$2.37	4d	1	0.95mi
5048 Date Ave Sacramento, CA	2.0	1.0	1000	$1,588	$1.59	45d	1	0.97mi
5625 San Vincente Way North Highlands, CA	3.0	1.0	875	$2,150	$2.46	3d	1	0.98mi
5416 Jackson St North Highlands, CA	1.0–2.0	1.0–2.0	720	$1,750	$2.43	3d	30	0.99mi
5011 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	25d	1	1.02mi
5011 Bremner Way #2 Sacramento, CA	2.0	1.0	850	$1,700	$2.00	3d	1	1.02mi
5119 Hillsdale Blvd Sacramento, CA	1.0	1.0	592	$1,250	$2.11	3d	1	1.03mi
5008 Bremner Way #3 Sacramento, CA	2.0	1.0	850	$1,650	$1.94	3d	1	1.04mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	3d	2	1.05mi
5001 Date Ave Sacramento, CA	3.0	2.0	1106	$2,400	$2.17	3d	1	1.07mi
4728 Amber Ln Sacramento, CA	2.0	1.0	730	$1,900	$2.60	21d	1	1.08mi
4605 Cyclamen Way Sacramento, CA	2.0	1.0	870	$1,695	$1.95	3d	1	1.09mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	3d	1	1.12mi
5012 Sunshine Ln Sacramento, CA	2.0	1.0	970	$1,775	$1.83	12d	1	1.12mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	3d	2	1.13mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	3d	1	1.13mi

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   status $189,995 Pending 10 DOM
2. 1996-06-21
   soldstatus $27,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$965/yr (+$80/mo · 201.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,638
• − Mortgage interest: −$10,643
• − Property taxes: −$479
• − Insurance: −$950
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − HOA: −$3,384
• − Depreciation: −$5,527
• Taxable loss: −$3,646
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $410/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 — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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

1 event — show timeline

• 1996-06-21 Sold (Public Records) $27,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $479 · +5.3% YoY. Source: county tax records.