10071 Tuzza Ct · Elk Grove, CA 95757

$599,000

3 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 76 Days on market

Built 2004 6,547 sqft lot $326/sqft · 8% below area Est $654k · 8% 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 +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this inviting home located in the desirable Schuler Ranch neighborhood of Elk Grove. This well-maintained residence offers 3 bedrooms, 2 full bathrooms, and a versatile upstairs loft that can serve as a home office, playroom, or potential fourth bedroom. The spacious kitchen overlooks the main living and dining areas, creating a comfortable flow for everyday living and entertaining. A cozy fireplace anchors the living room, while updated carpet and vinyl flooring add to the home's appeal. The primary suite features dual sinks and generous closet space. Step outside to a nicely sized backyard with room to relax, garden, or host gatherings. Conveniently located near parks, shopping

Key facts

• Upstairs loft
• Near shopping
• Spacious kitchen

Tags

• UPSTAIRS LOFT
• SPACIOUS KITCHEN
• COZY FIREPLACE
• NICELY SIZED BACKYARD
• NEAR PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (46.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (46.8% below list).
• Recommended offer: $318k (46.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• 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 fast (+4.5%/yr); 295 active listings in the ZIP; 40 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 $64k of equity ($4k loan paydown + $60k 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 ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,466 (46.8% 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 76 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
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: 0.53% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.20%
• DSCR: 0.50
• GRM: 15.7

CMA / ARV

• ARV (median comp): $653,754
• List price: $599,000
• Delta: -8.38%
• 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
10071 Tuzza Ct	0.00mi	3/2.0	1,839 (0%)	1mo	$580,000	$315	99
10056 Wexted Way	0.11mi	3/2.0	1,839 (0%)	1mo	$615,000	$334	94
9984 Westminister	0.36mi	3/2.0	1,859 (+1%)	2mo	$615,000	$331	79
9995 Tarzo Way	0.29mi	3/2.0	1,639 (-11%)	1mo	$605,000	$369	68
7021 Bolzano Way	0.33mi	4/3.0 (+1)	1,905 (+4%)	2mo	$640,000	$336	68
10300 Nick Way	0.73mi	4/2.0 (+1)	1,855 (+1%)	1mo	$653,000	$352	58
6500 Oscar Cir	0.59mi	3/3.0	1,999 (+9%)	1mo	$744,999	$373	54
6217 Jefjen Way	0.65mi	4/2.0 (+1)	1,982 (+8%)	2mo	$638,000	$322	50
9644 Oakham Way	0.47mi	2/2.0 (-1)	2,066 (+12%)	3mo	$590,000	$286	50
7908 Dearne Way	0.66mi	3/2.0	1,569 (-15%)	2mo	$555,000	$354	43
8221 Peak Forest Way	0.66mi	3/2.0	1,569 (-15%)	2mo	$600,000	$382	43
10233 Stathos Dr	0.67mi	4/2.0 (+1)	2,076 (+13%)	0mo	$630,000	$303	42

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $231,571
• Equity at exit: $539,627

10-year hold

• IRR: 16.2%
• Equity multiple: 5.60×
• Total profit: $771,177
• Equity at exit: $1,163,725

Cash invested: $167,720 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 295
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $3,185 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$690 /mo · $8,282/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-1,565

Break-even live

Break-even rent $5,166

Max offer price $322,518

Occupancy floor —

Sensitivity live

Price	-10% $-1,226	-5% $-1,396	+0% $-1,565	+5% $-1,735	+10% $-1,904
Rent	-10% $-1,817	-5% $-1,691	+0% $-1,565	+5% $-1,439	+10% $-1,314
Rate	-1.0pp $-1,263	-0.5pp $-1,413	base $-1,565	+0.5pp $-1,720	+1.0pp $-1,878

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7540 Abbey Cir Elk Grove, CA	2.0	2.0	1257	$2,700	$2.15	5d	1	0.34mi
9867 Tarzo Way Elk Grove, CA	3.0	3.0	1905	$2,700	$1.42	44d	1	0.39mi
9932 Westminster Way Elk Grove, CA	2.0	2.0	1376	$2,695	$1.96	24d	1	0.43mi
7405 Rothschild Ct Elk Grove, CA	3.0	2.0	1859	$2,650	$1.43	2d	1	0.51mi
7216 Tavira Ct Elk Grove, CA	3.0	2.0	1513	$2,600	$1.72	44d	1	0.53mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	24d	1	0.54mi
10123 Blue Whale Way Elk Grove, CA	4.0	3.0	2445	$4,200	$1.72	17d	1	0.63mi
8420 Mondale Way Elk Grove, CA	4.0	3.0	2450	$3,950	$1.61	44d	1	0.82mi
10508 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,389	$2.27	21d	1	0.94mi
10516 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,399	$2.28	5d	1	0.94mi
10563 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	44d	1	0.95mi
10565 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	11d	1	0.95mi
10571 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	11d	1	0.95mi
10573 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	44d	1	0.95mi
10564 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	24d	1	0.96mi
10439 Barrena Loop Elk Grove, CA	2.0–3.0	2.5	1252	$3,149	$2.52	2d	1	0.97mi
10577 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	44d	1	0.98mi
10583 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	24d	1	0.98mi
10157 Lofton Way Elk Grove, CA	4.0	3.0	1921	$2,995	$1.56	44d	1	0.98mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	24d	1	0.99mi
10589 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,119	$2.36	24d	1	1.00mi
10595 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	44d	1	1.00mi
9836 Imperia Ct Elk Grove, CA	4.0	2.0	1639	$2,900	$1.77	8d	1	1.03mi
5708 Foxview Way Elk Grove, CA	4.0	2.5	2123	$2,845	$1.34	44d	1	1.04mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	21d	1	1.10mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	22d	1	1.10mi
9637 Misty Blue Ct Elk Grove, CA	4.0	3.0	2605	$2,925	$1.12	44d	1	1.10mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	11d	1	1.10mi
9732 Marianna Way Elk Grove, CA	4.0	2.5	2090	$3,300	$1.58	44d	1	1.11mi
9773 Philta Way Elk Grove, CA	4.0	2.5	2564	$3,500	$1.37	5d	1	1.11mi
5819 Witt Ct Elk Grove, CA	4.0	2.5	2090	$2,900	$1.39	45d	1	1.13mi
7706 Brabham Way Elk Grove, CA	3.0	2.0	1434	$2,995	$2.09	44d	1	1.24mi
10410 Danichris Way Elk Grove, CA	4.0	3.0	2578	$3,100	$1.20	8d	1	1.24mi
5501 Claudied Way Elk Grove, CA	4.0	2.0	2078	$3,000	$1.44	8d	1	1.25mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	8d	1	1.26mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	8d	1	1.26mi
8358 Akino Ct Elk Grove, CA	4.0	3.5	2321	$3,200	$1.38	44d	1	1.37mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	20d	1	1.45mi
5028 Ocean Ln Elk Grove, CA	2.0	2.5	1225	$2,700	$2.20	13d	1	1.46mi
8212 Shannon Oak Ln Elk Grove, CA	3.0	2.5	1351	$2,600	$1.92	44d	1	1.47mi

Listing history 1 events

1. 2021-09-29
   soldstatus $610,000

ⓘ 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: $8,282 · $690/mo
• Projected year-2 tax: $8,282 · $690/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,216
• − Mortgage interest: −$33,553
• − Property taxes: −$8,282
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − Depreciation: −$17,425
• Taxable loss: −$30,155
• Est. tax savings @ 24.0%: +$7,237
• After-tax cash flow: $-11,544/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 — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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 0.75)
• Race & ethnicity: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

• 2021-09-29 Sold (Public Records) $610,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $8,282 · +0.8% YoY. Source: county tax records.