2018 G St · Sacramento, CA 95811

$1,295,000

16 bd · 16.0 ba · 3,456 sqft · MultiFamily · 27 Days on market

Built 1925 Good condition 5,663 sqft lot

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

An exceptional, high-yield addition to your investment portfolio! Situated in the highly desirable Boulevard Park/Mansion Flats area of Midtown Sacramento, this turnkey fourplex offers a rare blend of historic charm, modern updates, and strong, immediate cash flow. Generating an impressive $7,680 per month in gross rental income, this stabilized asset is perfect for savvy investors or an owner-occupant looking to house-hack in one of the city's most rental-resilient neighborhoods. The property has been thoughtfully maintained and updated to command premium rents. Each of the four spacious units features a highly rentable layout with modern finishes, independent washers and dryers, and fully

Key facts

• Historic charm
• Modern finishes
• 5,663 sq ft lot

Tags

• PRIVATE OUTDOOR DECKS
• DESIGNATED OFF STREET PARKING
• FULLY EQUIPPED KITCHENS
• MODERN FINISHES
• INDEPENDENT WASHERS AND DRYERS
• HISTORIC CHARM

Property features AI

Finance

• Financial info: Multi-unit income property with 4 total units (4 occupied one-bedroom units)
• HOA & community: No association

Exterior

• Parking: Carport; Total parking for 4 vehicles
• Utilities: City utilities; Public water; Public sewer; Public district irrigation
• Home design: Residential income property (quadruplex / apartments); 2 stories; Built in 1925; Address: 2018 G St, Sacramento, CA 95811; Located in Midtown on G St between 20th St & 21st St
• Construction: Shingle/composition roof; Original construction from 1925
• Exterior features: Regular-shaped lot

Interior

• Bedrooms: Four one-bedroom units (each unit has 1 bedroom)
• Flooring: Wood
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood flooring; Covered deck and covered patio
• Laundry & utility: Washer and dryer owned in each unit

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $1.29M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $895/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.29M).
• Recommended offer: $1.28M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.0% in Sacramento — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Sacramento City Unified (urban): math 32% / reading 43% proficiency, ranked #804 of 1,400 in CA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.5%/yr); 46 active listings in the ZIP; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $15,859/mo this rent would consume 235% of the median local household income ($81k/yr) (locally 846% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $39k of value loss. Plan a longer hold.
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,275,575 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-28,124
• Equity at exit: $193,089

10-year hold

• IRR: 4.0%
• Equity multiple: 1.25×
• Total profit: $90,401
• Equity at exit: $111,968

Cash invested: $362,600 (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 95811

• Home prices YoY: -4.6%
• Rents YoY: -0.5%
• Active inventory: 46
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $15,859 high
• Mortgage (P&I): −$6,791
• Tax est. 1.5%: −$1,619 /mo · $19,425/yr
• Insurance: −$540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,330
• Net cashflow: $3,579

Break-even live

Break-even rent $11,328

Max offer price $1,295,000

Occupancy floor 72%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$15,860
Total (4 units)			$15,859

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,295,000 Active 27 DOM
2. 2026-06-17
   days on market $1,295,000 Active 26 DOM
3. 2026-06-16
   days on market $1,295,000 Active 25 DOM
4. 2026-06-15
   days on market $1,295,000 Active 24 DOM
5. 2026-06-13
   days on market $1,295,000 Active 22 DOM
6. 2026-06-13
   days on market $1,295,000 Active 21 DOM
7. 2026-06-09
   days on market $1,295,000 Active 18 DOM
8. 2026-06-08
   days on market $1,295,000 Active 17 DOM
9. 2026-06-07
   days on market $1,295,000 Active 16 DOM
10. 2026-06-05
    days on market $1,295,000 Active 13 DOM
11. 2026-06-03
    days on market $1,295,000 Active 12 DOM
12. 2026-06-02
    days on market $1,295,000 Active 11 DOM
13. 2026-06-01
    days on market $1,295,000 Active 10 DOM
14. 2026-05-31
    days on market $1,295,000 Active 9 DOM

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $190,308
• − Mortgage interest: −$72,540
• − Property taxes: −$19,425
• − Insurance: −$6,475
• − Repairs & maintenance: −$15,225
• − Management: −$15,225
• − Depreciation: −$37,673
• Taxable income: $23,746
• Est. tax owed @ 24.0%: −$5,699
• After-tax cash flow: $37,251/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 · 6 photos

Good 80/100 Cosmetic rehab

This fourplex in Boulevard Park/Mansion Flats is in good condition with minimal repairs needed. It offers a great investment opportunity with strong rental income potential.

Value-add opportunities

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — A fresh coat of paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants. ↑

ⓘ 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: Sacramento City Unified
• NCES district ID: 0633840
• Math proficiency: 32% ▬ 0.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $49,280
• Composite: 34.86/100
• National rank: #10000
• State rank: #804 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): 8,810
• Household income: $80,827
• Rent vs Own: 81.1% rent · 18.9% own
• Severe rent burden: 846.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 7% Pacific Islander 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 2% Iranian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 4% Chinese 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: ▼ -19.16%
• Current HPI: 397.028
• Rent YoY: ▼ -0.45%
• 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