8396 Solfrid Way · Elk Grove, CA 95757

$557,388

3 bd · 2.5 ba · 1,730 sqft · Land · 45 Days on market

Built 2026 2,653 sqft lot $322/sqft · 9% below area Est $610k · 9% under $125/mo HOA · 4% 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 +11.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The main floor of the inspired Morello plan boasts a generous great room, an open dining area, and a well-appointed kitchen offering a walk-in pantry and a center island. You'll also appreciate a convenient powder room and a mudroom. Upstairs, discover a laundry, two secondary bedrooms with a shared bath, and a lavish primary suite showcasing a generous walk-in closet and a private bath. Designer-curated fixtures and finishes round out this plan

Key facts

• Open dining area
• Great room
• Center island

Tags

• GREAT ROOM
• OPEN DINING AREA
• WELL-APPOINTED KITCHEN
• WALK-IN PANTRY
• CENTER ISLAND
• CONVENIENT POWDER ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $557k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (41.8% below list).
• Recommended offer: $324k (41.8% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 2.8% in Elk Grove — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $60k of equity ($4k loan paydown + $56k 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 ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($541k) is reasonable based on typical stale-listing flexibility.

Recommended offer $324,371 (41.8% 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 45 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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 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: 0.58% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.45%
• DSCR: 0.58
• GRM: 14.3

CMA / ARV

• ARV (median comp): $609,778
• List price: $557,388
• Delta: -8.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.48×
• Total profit: $230,368
• Equity at exit: $502,139

10-year hold

• IRR: 17.1%
• Equity multiple: 5.81×
• Total profit: $751,031
• Equity at exit: $1,082,882

Cash invested: $156,069 (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: 14.3×

Monthly cashflow live

• Estimated rent: $3,244 high
• Mortgage (P&I): −$2,923
• Tax from tax record: −$512 /mo · $6,143/yr
• Insurance: −$232
• HOA: −$125
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-1,230

Break-even live

Break-even rent $4,800

Max offer price $340,169

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: $139,347
• Closing costs: $16,722
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	17d	1	0.05mi
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	2d	1	0.08mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	19d	1	0.28mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	10d	1	0.44mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	20d	1	0.45mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	21d	1	0.45mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	7d	1	0.51mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	7d	1	0.52mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	23d	1	0.55mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	23d	1	1.03mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	1d	1	1.07mi
10568 Trill Way Elk Grove, CA	3.0	2.5	1815	$2,900	$1.60	2d	1	1.07mi
10371 Bruceville Rd Elk Grove, CA	2.0	3.0	1152	$2,700	$2.34	17d	1	1.26mi
10371 Bruceville Rd Elk Grove, CA	2.0	3.0	1152	$2,700	$2.34	43d	1	1.26mi
10573 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	1.30mi
10571 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	10d	1	1.30mi
10583 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	23d	1	1.31mi
10565 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	10d	1	1.31mi
10563 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	1.31mi
10564 Vina Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	23d	1	1.31mi
10595 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	43d	1	1.31mi
10577 Amigos Ct Elk Grove, CA	3.0	2.5	1322	$3,149	$2.38	43d	1	1.32mi
10516 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,399	$2.28	4d	1	1.32mi
10589 Gato Ct Elk Grove, CA	3.0	2.5	1322	$3,119	$2.36	23d	1	1.32mi
10508 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,389	$2.27	20d	1	1.33mi
10439 Barrena Loop Elk Grove, CA	2.0–3.0	2.5	1252	$3,149	$2.52	1d	1	1.33mi
10191 Gatemont Cir Elk Grove, CA	3.0	2.5	1800	$2,800	$1.56	23d	1	1.35mi
7216 Tavira Ct Elk Grove, CA	3.0	2.0	1513	$2,600	$1.72	43d	1	1.39mi
10087 Emerald Grove Dr Elk Grove, CA	3.0	2.0	1354	$2,575	$1.90	43d	1	1.42mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 2 events

1. 2026-05-15
   status Pending 453-char remark

   Show marketing remark (453 chars)

   The main floor of the inspired Morello plan boasts a generous great room, an open dining area, and a well-appointed kitchen offering a walk-in pantry and a center island. You'll also appreciate a convenient powder room and a mudroom. Upstairs, discover a laundry, two secondary bedrooms with a shared bath, and a lavish primary suite showcasing a generous walk-in closet and a private bath. Designer-curated fixtures and finishes round out this plan

2. 2026-03-31
   listed $557,388 Active 453-char remark

   Show marketing remark (453 chars)

   The main floor of the inspired Morello plan boasts a generous great room, an open dining area, and a well-appointed kitchen offering a walk-in pantry and a center island. You'll also appreciate a convenient powder room and a mudroom. Upstairs, discover a laundry, two secondary bedrooms with a shared bath, and a lavish primary suite showcasing a generous walk-in closet and a private bath. Designer-curated fixtures and finishes round out this plan

ⓘ 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: $6,143 · $512/mo
• Projected year-2 tax: $6,143 · $512/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $38,925
• − Mortgage interest: −$31,222
• − Property taxes: −$6,143
• − Insurance: −$2,787
• − Repairs & maintenance: −$3,114
• − Management: −$3,114
• − HOA: −$1,500
• − Depreciation: −$16,215
• Taxable loss: −$25,171
• Est. tax savings @ 24.0%: +$6,041
• After-tax cash flow: $-8,715/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

2 events — show timeline

• 2026-05-15 Pending — BAREIS
• 2026-03-31 Listed $557,388 BAREIS

Property tax history

+28.6%/yr

Latest (2025): $6,143 · +28.6% YoY. Source: county tax records.