39 Main St · Isleton, CA 95641

$125,000

5 bd · 2.0 ba · 3,648 sqft · SingleFamily · 303 Days on market

Built 1970 Poor condition 3,099 sqft lot $34/sqft · 96% below area ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Prime commercial and mixed-use opportunity on historic Main Street in Isleton. This free-standing historic building, once home to four residential units above a ground-floor storefront, has sustained significant fire damage but offers exceptional potential. The two-story structure sits on a 22’x80’ footprint and can be rebuilt to its original size and character, preserving features that would not be permitted under current town regulations. While major reconstruction is needed, including new foundations and rear framing, the street-facing portion and part of the ground floor remain intact and secured. The property is temporarily roofed to prevent further weather damage, and utilities are currently disconnected. With the right vision, this property can be transformed into a strong income-producing investment. lease all four residential units and the retail space, create a large upstairs residence for yourself with a storefront business below, or customize to suit your needs. The location is unbeatable, with historic Main Street frontage, mature palm trees in the backyard, the Sacramento River just across the rear property line, and a park directly across Front Street. Cash, hard money or rehab loan.

Key facts

• 22x80 footprint
• Two-story structure
• Mature palm trees

Tags

• TWO-STORY STRUCTURE
• 22X80 FOOTPRINT
• STREET-FACING PORTION INTACT
• MATURE PALM TREES
• PARK ACROSS FRONT STREET

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#827 in CA) — a working-class tenant base; expect higher turnover. Watch: cost of living D+, crime F, amenities F.
• River Delta Joint Unified (town): math 31% / reading 42% proficiency, ranked #810 of 1,400 in CA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $3,216,722
• List price: $125,000
• Delta: -96.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 3.95×
• Total profit: $103,201
• Equity at exit: $112,610

10-year hold

• IRR: 33.0%
• Equity multiple: 8.90×
• Total profit: $276,364
• Equity at exit: $242,848

Cash invested: $35,000 (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 95641

• Home prices YoY: 22.8%
• Active inventory: 26
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $551

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 303 DOM
2. 2026-06-17
   days on market $125,000 Active 302 DOM
3. 2026-06-16
   days on market $125,000 Active 301 DOM
4. 2026-06-15
   days on market $125,000 Active 300 DOM
5. 2026-06-13
   days on market $125,000 Active 298 DOM
6. 2026-06-13
   days on market $125,000 Active 297 DOM
7. 2026-06-09
   days on market $125,000 Active 294 DOM
8. 2026-06-08
   days on market $125,000 Active 293 DOM
9. 2026-06-07
   pricedays on market $125,000 Active 292 DOM
10. 2026-06-03
    days on market $135,000 Active 288 DOM
11. 2026-06-02
    days on market $135,000 Active 287 DOM
12. 2026-06-01
    days on market $135,000 Active 286 DOM
13. 2026-05-31
    days on market $135,000 Active 285 DOM
14. 2026-03-23
    price $135,000 1229-char remark

    Show marketing remark (1229 chars)

    Prime commercial and mixed-use opportunity on historic Main Street in Isleton. This free-standing historic building, once home to four residential units above a ground-floor storefront, has sustained significant fire damage but offers exceptional potential. The two-story structure sits on a 22’x80’ footprint and can be rebuilt to its original size and character, preserving features that would not be permitted under current town regulations. While major reconstruction is needed, including new foundations and rear framing, the street-facing portion and part of the ground floor remain intact and secured. The property is temporarily roofed to prevent further weather damage, and utilities are currently disconnected. With the right vision, this property can be transformed into a strong income-producing investment. lease all four residential units and the retail space, create a large upstairs residence for yourself with a storefront business below, or customize to suit your needs. The location is unbeatable, with historic Main Street frontage, mature palm trees in the backyard, the Sacramento River just across the rear property line, and a park directly across Front Street. Cash, hard money or rehab loan.

15. 2025-11-21
    price $140,000 1229-char remark

    Show marketing remark (1229 chars)

    Prime commercial and mixed-use opportunity on historic Main Street in Isleton. This free-standing historic building, once home to four residential units above a ground-floor storefront, has sustained significant fire damage but offers exceptional potential. The two-story structure sits on a 22’x80’ footprint and can be rebuilt to its original size and character, preserving features that would not be permitted under current town regulations. While major reconstruction is needed, including new foundations and rear framing, the street-facing portion and part of the ground floor remain intact and secured. The property is temporarily roofed to prevent further weather damage, and utilities are currently disconnected. With the right vision, this property can be transformed into a strong income-producing investment. lease all four residential units and the retail space, create a large upstairs residence for yourself with a storefront business below, or customize to suit your needs. The location is unbeatable, with historic Main Street frontage, mature palm trees in the backyard, the Sacramento River just across the rear property line, and a park directly across Front Street. Cash, hard money or rehab loan.

16. 2025-08-19
    listed $150,000 Active 1229-char remark

    Show marketing remark (1229 chars)

    Prime commercial and mixed-use opportunity on historic Main Street in Isleton. This free-standing historic building, once home to four residential units above a ground-floor storefront, has sustained significant fire damage but offers exceptional potential. The two-story structure sits on a 22’x80’ footprint and can be rebuilt to its original size and character, preserving features that would not be permitted under current town regulations. While major reconstruction is needed, including new foundations and rear framing, the street-facing portion and part of the ground floor remain intact and secured. The property is temporarily roofed to prevent further weather damage, and utilities are currently disconnected. With the right vision, this property can be transformed into a strong income-producing investment. lease all four residential units and the retail space, create a large upstairs residence for yourself with a storefront business below, or customize to suit your needs. The location is unbeatable, with historic Main Street frontage, mature palm trees in the backyard, the Sacramento River just across the rear property line, and a park directly across Front Street. Cash, hard money or rehab loan.

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

Taxation est. · year 1

• Rental income: $21,492
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,636
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $5,433/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This historic building requires extensive repairs and renovations to restore its original character and increase its value for resale or rental.

Repairs flagged

• Major exterior siding — Significant fire damage
• Major interior walls — Exposed structural elements
• Major ceiling — Exposed ceiling and missing walls
• Major bathroom — Dirty and in disrepair
• Major roof — Exposed structural elements
• Major flooring — Exposed subfloor
• Major systems — Exposed electrical wiring and plumbing

Value-add opportunities

• Both exterior siding and paint — Improves curb appeal and value
• Both interior repairs and paint — Enhances living space and rental potential
• Both roof repair — Prevents further weather damage and improves safety
• Both bathroom renovation — Improves functionality and rental potential
• Both flooring replacement — Enhances living space and rental potential
• Both system upgrades — Improves functionality and rental potential

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant fire damage	Major	$15,000–50,000
interior walls · Exposed structural elements	Major	$15,000–50,000
ceiling · Exposed ceiling and missing walls	Major	$15,000–50,000
bathroom · Dirty and in disrepair	Major	$15,000–50,000
roof · Exposed structural elements	Major	$15,000–50,000
flooring · Exposed subfloor	Major	$15,000–50,000
systems · Exposed electrical wiring and plumbing	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding and paint — Improves curb appeal and value ↑
• Both interior repairs and paint — Enhances living space and rental potential ↑
• Both roof repair — Prevents further weather damage and improves safety ↑
• Both bathroom renovation — Improves functionality and rental potential ↑
• Both flooring replacement — Enhances living space and rental potential ↑
• Both system upgrades — Improves functionality and rental potential ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: River Delta Joint Unified
• NCES district ID: 0633110
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $55,528
• Composite: 34.67/100
• National rank: #10066
• State rank: #810 of 1400 in CA

Livability — Isleton

• Score: 55/100
• State rank: #827
• US rank: #23122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Isleton, CA
• Population (ZIP): 2,086

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Russian 5% Portuguese 3% Serbian 3%
• Foreign-born: 11% · Canada
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 1%

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: ▲ 45.19%
• Current HPI: 242.9836
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $135,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-21 Price Changed $140,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-19 Listed $150,000 bridgeMLS, Bay East AOR, or Contra Costa AOR