5336 Wadsworth Way · Sacramento, CA 95835

$499,950

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 29 Days on market

Built 2001 5,375 sqft lot $350/sqft · 9% below area Est $551k · 9% under $91/mo HOA · 3% 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).

• ARV discount +11.7/15.0
• Appreciation +9.6/10.0
• Cash flow +5.2/30.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks

Community Happens Here! Welcome to this charming single-story home in the highly sought-after Natomas Park community, offering 3 bedrooms plus a versatile den/office - perfect as a possible 4th bedroom. Step inside to soaring vaulted ceilings and an open-concept great room filled with natural light, complete with a cozy gas fireplace - ideal for both relaxing evenings and entertaining guests. The spacious kitchen features stainless steel appliances, a gas cooktop, built-in microwave, and a sunny breakfast nook that invites you to start your day with ease. The private primary suite offers a peaceful retreat with dual sinks and a generous walk-in closet. Thoughtfully designed for comfort and

Key facts

• Cozy gas fireplace
• Spacious kitchen
• 5,375 sq ft lot

Tags

• OPEN-CONCEPT GREAT ROOM
• COZY GAS FIREPLACE
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• GENEROUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (42.6% below list).
• Recommended offer: $276k (44.7% below list) — sets the bar for cash-flow.

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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 402 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 30% 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 $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $365k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,302 (44.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 3.55%
• Cash-on-cash: -9.78%
• DSCR: 0.56
• GRM: 14.5

CMA / ARV

• ARV (median comp): $551,151
• List price: $499,950
• Delta: -9.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5336 Wadsworth Way	0.00mi	3/2.0	1,428 (0%)	0mo	$505,000	$354	100
2680 Maybrook Dr	0.31mi	3/2.0	1,428 (0%)	8mo	$490,000	$343	78
2192 Sherington Way	0.28mi	3/2.0	1,475 (+3%)	12mo	$565,000	$383	72
2349 Donner Pass Ave	0.16mi	3/2.5	1,519 (+6%)	16mo	$535,000	$352	66
2475 Krameria Ave	0.44mi	3/2.0	1,484 (+4%)	12mo	$550,000	$371	63
5359 Knotty Pine Way	0.42mi	3/2.5	1,519 (+6%)	7mo	$515,000	$339	62
560 Eastbrook Cir	0.18mi	3/2.0	1,634 (+14%)	16mo	$550,000	$337	54
120 Rock House Circle South	0.69mi	2/2.0 (-1)	1,454 (+2%)	11mo	$483,000	$332	51
501 Natalino Cir	0.65mi	3/2.5	1,635 (+14%)	2mo	$450,000	$275	41
661 Natalino Cir	0.72mi	3/2.5	1,635 (+14%)	7mo	$527,000	$322	34
580 Natalino Cir	0.68mi	3/2.5	1,635 (+14%)	9mo	$483,000	$295	34
550 Natalino Cir	0.67mi	3/2.5	1,635 (+14%)	10mo	$450,000	$275	34

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: 14.4%
• Equity multiple: 2.14×
• Total profit: $159,619
• Equity at exit: $420,966

10-year hold

• IRR: 14.0%
• Equity multiple: 4.71×
• Total profit: $519,144
• Equity at exit: $878,236

Cash invested: $139,986 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$486 /mo · $5,828/yr
• Insurance: −$208
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$91
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-1,266

Break-even live

Break-even rent $4,471

Max offer price $276,302

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: $124,988
• Closing costs: $14,998
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5350 Dunlay Dr #911 Sacramento, CA	3.0	2.0	1519	$2,750	$1.81	1d	1	0.25mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	22d	2	0.26mi
5350 Dunlay Dr Sacramento, CA	2.0–3.0	2.0	1585	$2,750	$1.74	17d	3	0.26mi
2001 Club Center Dr #3110 Sacramento, CA	2.0	2.5	1154	$2,195	$1.90	4d	1	0.59mi
4850 Natomas Blvd Sacramento, CA	1.0–2.0	1.0–2.0	837	$2,540	$3.03	1d	17	0.74mi
50 Regency Park Cir #9106 Sacramento, CA	3.0	3.0	1384	$2,495	$1.80	43d	1	0.77mi
3301 N Park Dr Sacramento, CA	3.0	2.5	1678	$2,672	$1.59	43d	2	0.80mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$3,819	$3.11	1d	26	0.80mi
1850 Club Center Dr Sacramento, CA	1.0–3.0	1.0–2.0	985	$2,499	$2.54	1d	9	0.81mi
260 Wapello Cir Sacramento, CA	3.0	3.0	1697	$2,650	$1.56	7d	1	0.88mi
3044 Enchanted Walk Sacramento, CA	3.0	2.5	1351	$2,300	$1.70	1d	1	0.90mi
30 Sheen Ct Sacramento, CA	3.0	2.5	1652	$2,850	$1.73	43d	1	0.94mi
570 Wapello Cir Sacramento, CA	3.0	2.5	1697	$3,000	$1.77	43d	1	0.95mi
11 Long Warf Pl Sacramento, CA	3.0	2.5	1708	$2,795	$1.64	1d	1	0.95mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,662	$2.00	23d	2	1.12mi
5301 E Commerce Way Sacramento, CA	3.0	2.5	1334	$2,648	$1.98	16d	3	1.12mi
1947 Acari Ave Sacramento, CA	3.0	2.0	1492	$2,695	$1.81	1d	1	1.14mi
1926 Ivycrest Way Sacramento, CA	3.0	2.0	1630	$2,695	$1.65	43d	1	1.18mi
4500 Truxel Rd Sacramento, CA	1.0–3.0	1.0–2.0	1000	$4,671	$4.67	1d	22	1.18mi
5301 E Commerce Way #58104 Sacramento, CA	3.0	2.5	1315	$2,900	$2.21	1d	1	1.20mi
3396 Shaker Way Sacramento, CA	3.0	2.5	1815	$3,250	$1.79	12d	1	1.21mi
1834 Zurlo Way Sacramento, CA	4.0	2.0	1525	$2,850	$1.87	43d	1	1.25mi
1445 Dreamy Way Sacramento, CA	3.0	2.0	1507	$2,695	$1.79	1d	1	1.26mi
4470 Saone Walk Sacramento, CA	3.0–4.0	2.5–3.5	1846	$2,595	$1.41	1d	1	1.33mi
17 Advantage Ct Sacramento, CA	3.0	2.5	1394	$2,595	$1.86	43d	1	1.37mi
4200 E Commerce Way Sacramento, CA	1.0–2.0	1.0–2.0	812	$1,695	$2.09	4d	2	1.43mi
4601 Blackrock Dr Sacramento, CA	1.0–2.0	1.0–2.0	940	$2,528	$2.69	1d	7	1.43mi
5050 Trouville Ln Sacramento, CA	3.0	2.5	1583	$2,950	$1.86	43d	1	1.45mi
1816 Golden Willow Ave Sacramento, CA	3.0	2.5	1845	$3,000	$1.63	4d	1	1.46mi
4200 E Commerce Way #1012 Sacramento, CA	2.0	2.0	958	$1,795	$1.87	43d	1	1.49mi
4400 Truxel Rd Sacramento, CA	1.0–3.0	1.0–2.0	1003	$2,845	$2.84	1d	1	1.50mi

HOA detail

• Monthly dues: $91 · $1,092/yr
• Likely covers: gas

Listing history 4 events

1. 2018-10-09
   soldstatus $365,000
2. 2011-07-22
   soldstatus $172,000
3. 2003-08-11
   soldstatus $280,000
4. 1999-02-05
   soldstatus $3,159,500

ⓘ 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: $5,828 · $486/mo
• Projected year-2 tax: $5,828 · $486/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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥103°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,420
• − Mortgage interest: −$28,005
• − Property taxes: −$5,828
• − Insurance: −$4,002
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − HOA: −$1,092
• − Depreciation: −$14,544
• Taxable loss: −$24,559
• Est. tax savings @ 24.0%: +$5,894
• After-tax cash flow: $-9,298/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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

-88.4% since first listed

4 events — show timeline

• 2018-10-09 Sold (Public Records) $365,000 Public Records
• 2011-07-22 Sold (Public Records) $172,000 Public Records
• 2003-08-11 Sold (Public Records) $280,000 Public Records
• 1999-02-05 Sold (Public Records) $3,159,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $5,828 · -3.2% YoY. Source: county tax records.