2312 Kaufman Ln · Woodland, CA 95776

$549,740

3 bd · 2.5 ba · 1,709 sqft · SingleFamily · 79 Days on market

Built 2026 $322/sqft · 22% below area Est $702k · 22% under ↓ 8% since listing

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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 +15.0/15.0
• Cash flow +7.9/30.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is host to an inviting open-concept floorplan on the first level, combining the kitchen, living and dining areas for simple transitions and everyday multitasking. All three bedrooms are located on the second floor, including the lavish owner's suite at the front of the home, complete with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• KITCHEN LIVING DINING AREAS
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-588 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $446k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (39.4% below list).
• Recommended offer: $333k (39.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.4% in Woodland — 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 67/100 on livability (#314 in CA) — a middle-class / working-renter tenant base. Strengths: employment A, housing A; Watch: amenities C-, cost of living F.
• Woodland Joint Unified (suburban): math 34% / reading 58% proficiency, ranked #171 of 517 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ramon S. Tafoya Elementary (784 students, 76% FRL); Douglass Middle (808 students, 76% FRL); Pioneer High (math 40% / reading 62%, grade D+, #319 of 1,170 statewide, top 28%, 1,635 students, 71% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 99 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• This rent runs 37% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Recommended offer $333,018 (39.4% 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 79 days. Have you received any prior offers? Is the seller open to a 39% 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 F-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. 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: 0.61% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 13.8

CMA / ARV

• ARV (median comp): $702,171
• List price: $549,740
• Delta: -21.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Dahler Ln	0.03mi	3/2.5	1,943 (+14%)	3mo	$512,000	$264	73
2336 Dahler Ct	0.06mi	3/2.5	1,943 (+14%)	2mo	$530,000	$273	73
1832 Dunlap Pl	0.56mi	3/2.0	1,688 (-1%)	4mo	$605,000	$358	66
2554 Chamberlain Ct	0.07mi	3/2.0	1,945 (+14%)	6mo	$640,000	$329	66
2041 Marston Dr	0.47mi	3/2.5	1,668 (-2%)	11mo	$614,724	$369	65
1916 Campos Ave	0.55mi	3/2.0	1,651 (-3%)	6mo	$605,000	$366	61
1911 Neal Way	0.54mi	3/2.5	1,556 (-9%)	10mo	$542,000	$348	52
2104 Edgington Cir	0.45mi	3/2.0	1,945 (+14%)	8mo	$650,000	$334	48
1924 Miekle Ave	0.45mi	3/2.0	1,904 (+11%)	14mo	$608,000	$319	47
2100 Soza Pl	0.72mi	4/3.0 (+1)	1,856 (+9%)	1mo	$645,000	$348	45
2001 Gumbinger Pl	0.54mi	3/2.0	1,945 (+14%)	11mo	$660,000	$339	41
2037 Marston Dr	0.48mi	4/3.0 (+1)	1,924 (+13%)	12mo	$649,607	$338	40

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 · 5.4% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.23×
• Total profit: $-118,575
• Equity at exit: $81,968

10-year hold

• IRR: -11.8%
• Equity multiple: 0.24×
• Total profit: $-117,192
• Equity at exit: $47,531

Cash invested: $153,927 (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 95776

• Home prices YoY: -30.2%
• Rents YoY: 5.4%
• Active inventory: 99
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,330 medium
• Mortgage (P&I): −$2,883
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $-588

Break-even live

Break-even rent $4,074

Max offer price $445,948

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-432	+0% $-588	+5% $-743	+10% $-899
Rent	-10% $-851	-5% $-719	+0% $-588	+5% $-456	+10% $-324
Rate	-1.0pp $-311	-0.5pp $-448	base $-588	+0.5pp $-730	+1.0pp $-875

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: $137,435
• Closing costs: $16,492
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Sieber Dr Woodland, CA	4.0	2.5	1760	$2,900	$1.65	16d	1	0.50mi
2123 Sieber Dr Woodland, CA	4.0	3.0	1760	$3,000	$1.70	19d	1	0.50mi
2121 Millsap Pl Woodland, CA	4.0	3.0	2250	$3,200	$1.42	0d	1	0.55mi
2509 Allen Cir Woodland, CA	3.0	2.5	2043	$3,850	$1.88	6d	1	0.86mi

Listing history 7 events

1. 2026-06-05
   days on market $549,740 Active 79 DOM
2. 2026-06-03
   days on market $549,740 Active 78 DOM
3. 2026-06-02
   days on market $549,740 Active 77 DOM
4. 2026-06-01
   days on market $549,740 Active 76 DOM
5. 2026-05-31
   days on market $549,740 Active 75 DOM
6. 2026-03-17
   listed $549,740 Active 349-char remark

   Show marketing remark (349 chars)

   This new two-story home is host to an inviting open-concept floorplan on the first level, combining the kitchen, living and dining areas for simple transitions and everyday multitasking. All three bedrooms are located on the second floor, including the lavish owner's suite at the front of the home, complete with a full bathroom and walk-in closet.

7. 2026-02-10
   soldstatus $595,500

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $4,178 · $348/mo
• Expected delta: +$2,901/yr (+$242/mo · 227.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,962
• − Mortgage interest: −$30,794
• − Property taxes: −$1,277
• − Insurance: −$2,749
• − Repairs & maintenance: −$3,197
• − Management: −$3,197
• − Depreciation: −$15,992
• Taxable loss: −$17,244
• Est. tax savings @ 24.0%: +$4,139
• After-tax cash flow: $-2,912/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: Woodland Joint Unified
• NCES district ID: 0643080
• Math proficiency: 34% ▲ 6.00%
• Reading proficiency: 58% ▲ 15.00%
• Median HH income: $57,556
• Composite: 40.1/100
• National rank: #3803
• State rank: #171 of 517 in CA

Livability — Woodland

• Score: 67/100
• State rank: #314
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland, CA
• County: Yolo County · 212,115 people
• City population: 66,420
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,718
• Household income: $106,698
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 654.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 46% White 32% Two or more races 20% Asian 13% Black 2%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 3% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 31% Other Indo-European 7% Chinese 2%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.41%
• Current HPI: 276.202
• Rent YoY: ▲ 5.40%
• 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

-7.7% since first listed

2 events — show timeline

• 2026-03-17 Listed $549,740 Zillow
• 2026-02-10 Sold (Public Records) $595,500 Public Records