304 Anderson Ct · Sacramento, CA 95838

$300,000

3 bd · 3.0 ba · 1,483 sqft · MultiFamily public records · 5 Days on market

Built 1942 3,920 sqft lot Est $498k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investor Special! Rare opportunity to acquire a fire-damaged triplex on a corner lot in Sacramento. The property consists of three 2-bedroom, 1-bath units with the existing structure still in place. Seller has completed all necessary cleanup, providing a head start for redevelopment or restoration. Included are plans for a potential 4th unit, offering added value and future upside. Situated on a 3,920 SF corner lot with a 1,483 SF building, this is an ideal project for investors, contractors, and developers looking to unlock the property's full potential.

Key facts

• 3
• Existing structure
• 920 sf corner lot

Tags

• CORNER LOT
• EXISTING STRUCTURE
• CLEANUP COMPLETED
• PLANS FOR POTENTIAL 4TH UNIT
• 3
• 920 SF CORNER LOT

Property features AI

Finance

• Other: Zoning: R-1A-SPD
• Financial info: Property is a 3-unit triplex; all 3 units currently vacant
• HOA & community: No association fee

Exterior

• Parking: Parking: see remarks
• Security: Security features: see remarks
• Utilities: Utilities: other; Sewer: see remarks; Water source: see remarks
• Home design: Residential income property (triplex); 2 stories; 1 building
• Construction: Built in 1942; Composition roof; Construction materials: see remarks; Foundation details: see remarks
• Exterior features: Corner lot; Property condition: fixer; Security features: see remarks

Interior

• Bedrooms: Total of 6 bedrooms
• Flooring: Flooring: see remarks
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Laundry features listed as 'Other'; Heating: see remarks; Cooling: see remarks
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $492/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Cap rate 12.2% 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.
• Robla Elementary (urban): math 29% / reading 38% proficiency, ranked #923 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.7%/yr); 162 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $4,558/mo this rent would consume 80% of the median local household income ($68k/yr) (locally 1834% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $199k; list at $300k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

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 1942 — 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: 1.52% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $498,288
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1962 Grand Ave	0.37mi	4/2.0 (+1)	1,414 (-5%)	10mo	$475,000	$336	58
1744 - 1748 South Ave	0.55mi	4/2.0 (+1)	1,500 (+1%)	12mo	$542,000	$361	54
121 Tinker Way	0.35mi	4/2.0 (+1)	1,369 (-8%)	15mo	$450,000	$329	49
4100 Wheatley Cir	0.56mi	4/2.0 (+1)	1,657 (+12%)	19mo	$415,000	$250	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.38×
• Total profit: $32,074
• Equity at exit: $44,731

10-year hold

• IRR: 16.5%
• Equity multiple: 2.16×
• Total profit: $97,684
• Equity at exit: $25,939

Cash invested: $84,000 (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 95838

• Rents YoY: -2.7%
• Active inventory: 162
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $4,558 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$428 /mo · $5,131/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $1,475

Break-even live

Break-even rent $2,691

Max offer price $300,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,557
Total (3 units)			$4,558

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3720 Astoria St Unit 8 Sacramento, CA	2.0	1.0	950	$1,395	$1.47	1d	1	0.63mi
1138 North Ave Unit A Sacramento, CA	3.0	2.0	900	$2,000	$2.22	1d	1	0.83mi
4426 Dry Creek Rd Sacramento, CA	3.0	2.5	1408	$2,700	$1.92	1d	1	0.90mi
3829 Belden St Sacramento, CA	2.0	2.0	1001	$2,126	$2.12	43d	1	0.94mi
3226 Pilgrim Ct Sacramento, CA	3.0	1.0	1300	$2,700	$2.08	1d	1	0.95mi
4015 May St Sacramento, CA	2.0	1.5	875	$1,850	$2.11	23d	1	0.99mi
917 Blaine Ave Sacramento, CA	4.0	2.0	1558	$3,000	$1.93	1d	1	1.10mi
3231 Del Mar Way Sacramento, CA	3.0	1.0	1380	$2,095	$1.52	16d	1	1.11mi
2256 Frazier Ct Unit ADU Sacramento, CA	3.0	1.5	917	$2,350	$2.56	43d	1	1.39mi
2253 Edison Ave Sacramento, CA	3.0	1.0	980	$2,400	$2.45	43d	1	1.42mi
2344 Jill Way Sacramento, CA	3.0	1.0	950	$1,850	$1.95	43d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $300,000 Active 5 DOM
2. 2026-06-17
   days on market $300,000 Active 4 DOM
3. 2026-06-16
   days on market $300,000 Active 3 DOM
4. 2026-06-15
   days on market $300,000 Active 2 DOM
5. 2026-06-13
   remarks 561-char remark
6. 2026-06-13
   listed $300,000 Active 1 DOM

ⓘ 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: $5,131 · $428/mo
• Projected year-2 tax: $5,131 · $428/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 5/10 Major FEMA zone X (unshaded) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 33 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,696
• − Mortgage interest: −$16,805
• − Property taxes: −$5,131
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,376
• − Management: −$4,376
• − Depreciation: −$8,727
• Taxable income: $13,782
• Est. tax owed @ 24.0%: −$3,308
• After-tax cash flow: $14,392/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: Robla Elementary
• NCES district ID: 0633240
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,481
• Composite: 31.64/100
• National rank: #11126
• State rank: #923 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): 40,677
• Household income: $68,349
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1834.0

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 0.77)
• Race & ethnicity: Hispanic / Latino 37% White 21% Asian 18% Two or more races 15% Black 13% Pacific Islander 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Scotch-Irish 2% Subsaharan African 1% Scottish 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 22% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -391.80%
• Current HPI: 415.1804
• Rent YoY: ▼ -2.74%
• 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

+103.4% since first listed

4 events — show timeline

• 2026-06-13 Listed $300,000 San Francisco MLS
• 2023-10-27 Sold (Public Records) $199,000 Public Records
• 2020-06-26 Sold (Public Records) $227,000 Public Records
• 2016-07-11 Sold (Public Records) $147,500 Public Records

Property tax history

+16.1%/yr

Latest (2025): $5,131 · +87.2% YoY. Source: county tax records.