5361 Island Yacht Way · Sacramento, CA 95835

$675,990

4 bd · 3.0 ba · 2,386 sqft · SingleFamily · 97 Days on market

Built 2026 $283/sqft · 12% below area Est $767k · 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 +9.6/10.0
• Cash flow +3.9/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

A secluded bedroom is located off the entry of this new two-story home, leading to a spacious and flexible open-concept floorplan with convenient access to the inviting California Room for outdoor entertainment. On the second floor is a versatile loft surrounded by three additional bedrooms, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• California room
• Secluded bedroom

Tags

• SECLUDED BEDROOM
• OPEN-CONCEPT FLOORPLAN
• CALIFORNIA ROOM
• VERSATILE LOFT
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $676k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (48.5% below list).
• Recommended offer: $348k (48.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#218 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A; Watch: schools D+, crime F, cost of living 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.
• Market conditions: Rents rising (+1.4%/yr); 402 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 36% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $67k of equity ($5k loan paydown + $62k appreciation (9.2% 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 ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($615k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); 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 $348,124 (48.5% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.51% ✗
• Cap rate: 2.88%
• Cash-on-cash: -12.18%
• DSCR: 0.46
• GRM: 16.2

CMA / ARV

• ARV (median comp): $766,772
• List price: $675,990
• Delta: -11.84%
• 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
1476 Jeannie Way	0.28mi	4/3.0	2,304 (-3%)	1mo	$630,000	$273	81
8150 Gardini Dr	0.28mi	4/3.0	2,175 (-9%)	2mo	$787,515	$362	71
3854 Watermist Way	0.54mi	4/3.0	2,307 (-3%)	1mo	$649,500	$282	68
1472 Jeannie Way	0.28mi	4/3.0	2,034 (-15%)	0mo	$600,000	$295	62
5649 Harveston Way	0.60mi	4/3.0	2,223 (-7%)	2mo	$655,000	$295	59
5743 Littlestone St	0.73mi	4/3.5	2,362 (-1%)	5mo	$649,000	$275	58
5955 Fallstaff St	0.75mi	4/2.5	2,282 (-4%)	1mo	$680,000	$298	55
3930 Waterleaf Ave	0.59mi	4/3.0	2,150 (-10%)	2mo	$767,000	$357	54
190 Hebron Cir	0.56mi	3/2.5 (-1)	2,511 (+5%)	6mo	$650,000	$259	53
5913 Vantage St	0.67mi	4/3.0	2,150 (-10%)	2mo	$665,000	$309	51
3936 Waterleaf Ave	0.59mi	4/3.0	2,727 (+14%)	3mo	$850,000	$312	46
3789 Gresham Ln	0.54mi	5/4.0 (+1)	2,646 (+11%)	2mo	$730,000	$276	46

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

Projected returns pro-forma

9.18% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $195,122
• Equity at exit: $569,195

10-year hold

• IRR: 13.0%
• Equity multiple: 4.48×
• Total profit: $658,940
• Equity at exit: $1,187,476

Cash invested: $189,277 (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 95835

• Home prices YoY: 3.5%
• Rents YoY: 1.4%
• Active inventory: 402
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,481 high
• Mortgage (P&I): −$3,545
• Tax est. 1.5%: −$845 /mo · $10,140/yr
• Insurance: −$282
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $-2,047

Break-even live

Break-even rent $6,072

Max offer price $379,837

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: $168,998
• Closing costs: $20,280
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 Liberty Ship Way Sacramento, CA	4.0	4.0	2776	$3,650	$1.31	2d	1	0.07mi
4096 Azul Way Sacramento, CA	3.0	2.5	3180	$2,800	$0.88	19d	1	0.37mi
3766 Bayou Rd Sacramento, CA	3.0	2.5	1660	$2,675	$1.61	44d	1	0.47mi
3712 Bayou Rd Sacramento, CA	3.0	2.5	1660	$4,000	$2.41	3d	1	0.54mi
3606 Damora Ave Sacramento, CA	4.0	3.5	2362	$3,900	$1.65	44d	1	0.60mi
4236 Bellwether Way Sacramento, CA	4.0	2.5	2282	$3,300	$1.45	2d	1	0.70mi
5948 Rosalee St Sacramento, CA	3.0	2.5	2740	$3,095	$1.13	44d	1	0.71mi
3530 Callison Dr Sacramento, CA	4.0	2.5	2007	$3,000	$1.49	2d	1	0.71mi
5421 Shennecock Way Unit 1 Sacramento, CA	4.0	2.5	2561	$3,000	$1.17	10d	1	0.79mi
3396 Shaker Way Sacramento, CA	3.0	2.5	1815	$3,250	$1.79	12d	1	0.95mi
789 Greg Thatch Cir Sacramento, CA	3.0	2.5	2000	$2,990	$1.50	3d	1	0.96mi
271 Vista Cove Cir Sacramento, CA	5.0	3.0	2900	$3,595	$1.24	4d	1	1.02mi
11 Long Warf Pl Sacramento, CA	3.0	2.5	1708	$2,795	$1.64	2d	1	1.05mi
5050 Trouville Ln Sacramento, CA	3.0	2.5	1583	$2,950	$1.86	44d	1	1.08mi
5663 Lolet Way Sacramento, CA	4.0	3.0	2630	$3,295	$1.25	2d	1	1.12mi
620 Candela Cir Sacramento, CA	3.0	2.5	1681	$2,595	$1.54	44d	1	1.19mi
30 Sheen Ct Sacramento, CA	3.0	2.5	1652	$2,850	$1.73	44d	1	1.22mi
100 Picasso Cir Sacramento, CA	4.0	3.0	2413	$3,950	$1.64	3d	1	1.35mi
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	7d	1	1.41mi
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	44d	2	1.43mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	44d	1	1.48mi

Listing history 3 events

1. 2026-06-01
   days on market $675,990 Active 97 DOM
2. 2026-05-31
   days on market $675,990 Active 96 DOM
3. 2026-02-24
   listed $695,990 Active 379-char remark

   Show marketing remark (379 chars)

   A secluded bedroom is located off the entry of this new two-story home, leading to a spacious and flexible open-concept floorplan with convenient access to the inviting California Room for outdoor entertainment. On the second floor is a versatile loft surrounded by three additional bedrooms, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A99 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,775
• − Mortgage interest: −$37,866
• − Property taxes: −$10,140
• − Insurance: −$4,882
• − Repairs & maintenance: −$3,342
• − Management: −$3,342
• − Depreciation: −$19,665
• Taxable loss: −$37,463
• Est. tax savings @ 24.0%: +$8,991
• After-tax cash flow: $-15,569/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 — Sacramento

• Score: 71/100
• State rank: #218
• US rank: #6957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacramento, CA
• County: Sacramento County · 1,539,646 people
• City population: 761,410
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 42,004
• Household income: $114,468
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1234.0

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 0.78)
• Race & ethnicity: Asian 30% White 29% Hispanic / Latino 19% Two or more races 15% Black 13%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Scotch-Irish 2% Italian 1% Romanian 1%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 66% English-only · Other Indo-European 10% Spanish 8% Other Asian/Pacific 4%

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: ▲ 9.18%
• Current HPI: 271.4823
• Rent YoY: ▲ 1.43%
• 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

• 2026-02-24 Listed $695,990 Zillow