11986 Granzella Way · Rancho Cordova, CA 95742

$540,000

2 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 13 Days on market

Built 2024 5,550 sqft lot $388/sqft · at area comps Est $565k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +4.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

Key facts

• Piedrafina marble
• Instant hot water
• Luxury vinyl tile

Tags

• CORNER LOT
• OWNED SOLAR
• INSTANT HOT WATER
• EPOXY FLOOR
• LUXURY VINYL TILE
• PIEDRAFINA MARBLE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage facing front; 2-car garage; Sidewalk/curb/gutter on driveway
• Utilities: Public water; Sewer in street; Public district irrigation; Natural gas connected; Solar power (solar installed in 2024)
• Home design: Detached single-family residence; Tract home; Built in 2024; Single-story; Street-level entry
• Construction: Tile roofing
• Exterior features: Tile roof; Back yard fencing; Corner lot; Front landscaping with low-maintenance design; Auto sprinkler in front; Curb(s)/gutter(s); Regular lot shape

Interior

• Kitchen: Marble countertops; Kitchen island with sink; Pantry closet; Free-standing gas range; Dishwasher; Microwave; Disposal; Plumbed for ice maker
• Bedrooms: 3 bedrooms; Primary bedroom on the ground floor with a walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with marble finishes, double sinks and a shower stall; Other bathroom with tub and shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: One-story layout; Great room; Back porch; Dual-pane full windows
• Laundry & utility: Laundry on the ground floor in an interior laundry room; 220V outlet in laundry area; Solar water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (47.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (43.9% below list).
• Recommended offer: $282k (47.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• 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 (+2.1%/yr); 466 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $58k of equity ($4k loan paydown + $54k 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 ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $282,335 (47.7% 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. Crime grade is D 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?
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: 0.56% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.58%
• DSCR: 0.48
• GRM: 14.8

CMA / ARV

• ARV (median comp): $565,304
• List price: $540,000
• Delta: -0.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Valance Way	0.08mi	2/2.0	1,400 (+1%)	12mo	$584,950	$418	86
3948 Valance Way	0.03mi	3/2.0 (+1)	1,390 (-0%)	16mo	$568,829	$409	80
3936 Valance Way	0.05mi	3/2.0 (+1)	1,390 (-0%)	15mo	$548,442	$395	80
4024 Trento Way	0.07mi	3/2.0 (+1)	1,392 (0%)	21mo	$537,816	$386	74
4048 Kalamata	0.35mi	3/2.0 (+1)	1,513 (+9%)	6mo	$500,000	$330	59
11794 Bagota Way	0.53mi	3/2.0 (+1)	1,507 (+8%)	4mo	$507,500	$337	54
11751 Village Pond Way	0.47mi	3/2.0 (+1)	1,557 (+12%)	3mo	$450,000	$289	51
11750 Bagota Way	0.60mi	3/2.0 (+1)	1,424 (+2%)	20mo	$515,000	$362	46
12068 Le Blanc Way	0.60mi	3/2.5 (+1)	1,572 (+13%)	6mo	$512,500	$326	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 · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $198,540
• Equity at exit: $486,475

10-year hold

• IRR: 15.3%
• Equity multiple: 5.32×
• Total profit: $652,530
• Equity at exit: $1,049,101

Cash invested: $151,200 (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 95742

• Home prices YoY: 28.3%
• Rents YoY: 2.1%
• Active inventory: 466
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$2,832
• Tax from tax record: −$796 /mo · $9,551/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-1,459

Break-even live

Break-even rent $4,877

Max offer price $282,335

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11664 Giacinta Ln Rancho Cordova, CA	3.0	2.5	1529	$3,199	$2.09	1d	1	0.69mi
4071 Quorra Pl Rancho Cordova, CA	3.0	2.5	1600	$3,279	$2.05	1d	1	0.70mi
11643 Giacinta Ln Rancho Cordova, CA	3.0	2.5	1529	$3,169	$2.07	23d	1	0.71mi
11641 Fiorenza Ln Rancho Cordova, CA	3.0	2.5	1600	$3,189	$1.99	43d	1	0.73mi
11617 Venitia Ln Rancho Cordova, CA	3.0	2.5	1600	$3,249	$2.03	7d	1	0.76mi
4143 Cahakia Pl Rancho Cordova, CA	3.0	2.0	1650	$2,795	$1.69	43d	1	1.20mi

Listing history 24 events

1. 2026-06-16
   status $540,000 Pending 13 DOM
2. 2026-06-15
   days on market $540,000 Active 13 DOM
3. 2026-06-13
   days on market $540,000 Active 11 DOM
4. 2026-06-13
   days on market $540,000 Active 10 DOM
5. 2026-06-09
   days on market $540,000 Active 7 DOM
6. 2026-06-08
   days on market $540,000 Active 6 DOM
7. 2026-06-07
   days on market $540,000 Active 5 DOM
8. 2026-06-05
   days on market $540,000 Active 2 DOM
9. 2026-06-02
   pricedays on marketlisting id $540,000 Active 1 DOM
10. 2026-06-01
    days on market $560,000 Active 46 DOM
11. 2026-05-31
    days on market $560,000 Active 45 DOM
12. 2024-04-26
    soldstatus $567,766 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

13. 2024-04-26
    soldstatus $567,766 Closed 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

14. 2024-04-08
    status Pending 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

15. 2024-03-21
    price $549,950 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

16. 2024-02-16
    price $559,950 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

17. 2024-01-20
    price $564,522 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

18. 2024-01-08
    status Active 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

19. 2024-01-08
    price $564,597 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

20. 2023-11-20
    status Pending 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

21. 2023-11-16
    price $564,204 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

22. 2023-11-01
    price $569,204 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

23. 2023-09-21
    listed $549,950 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

24. 2023-09-21
    listed $557,204 Active 463-char remark

    Show marketing remark (463 chars)

    The ranch-style Amethyst plan greets guests with a charming covered entry. Inside, you'll find an open great room that flows into an inviting kitchen with a center island and generous pantry. A large primary suite boasts an immense walk-in closet and attached bath, separated from the secondary bedrooms and bathroom for privacy. A convenient laundry room is also included. You'll love the professionally curated fixtures and finishes selected by our design team!

ⓘ 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: $9,551 · $796/mo
• Projected year-2 tax: $9,551 · $796/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 34 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,366
• − Mortgage interest: −$30,248
• − Property taxes: −$9,551
• − Insurance: −$2,700
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$15,709
• Taxable loss: −$27,660
• Est. tax savings @ 24.0%: +$6,638
• After-tax cash flow: $-10,865/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 — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 17,768
• Household income: $155,855
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 172.0

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: White 42% Asian 28% Hispanic / Latino 15% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Subsaharan African 2%
• Foreign-born: 25% · China, South Korea, Canada
• Languages at home: 67% English-only · Other Asian/Pacific 7% Other Indo-European 7% Tagalog/Filipino 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: ▲ 52.05%
• Current HPI: 236.1388
• Rent YoY: ▲ 2.08%
• 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

+1.9% since first listed

11 events — show timeline

• 2024-04-26 Sold (MLS) $567,766 BAREIS
• 2024-04-08 Pending — BAREIS
• 2024-03-21 Price Changed $549,950 BAREIS
• 2024-02-16 Price Changed $559,950 BAREIS
• 2024-01-20 Price Changed $564,522 BAREIS
• 2024-01-08 Relisted — BAREIS
• 2024-01-08 Price Changed $564,597 BAREIS
• 2023-11-20 Pending — BAREIS
• 2023-11-16 Price Changed $564,204 BAREIS
• 2023-11-01 Price Changed $569,204 BAREIS
• 2023-09-21 Listed $557,204 BAREIS

Property tax history

+34.8%/yr

Latest (2025): $9,551 · +21.8% YoY. Source: county tax records.