12429 Columba Way · Rancho Cordova, CA 95742

$466,990

2 bd · 2.0 ba · 1,307 sqft · Land · 117 Days on market

Built 2026 3,879 sqft lot $357/sqft · 8% below area Est $509k · 8% under $300/mo HOA · 11% 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 +11.2/15.0
• Appreciation +10.0/10.0
• Cash flow +4.5/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to K. Hovnanian's® Four Seasons at The Ranch, an active adult 55+ community of new-construction homes in Rancho Cordova, CA. Enjoy a lock-and-leave lifestyle in a home of up to 2,916 sq. ft. , 3 beds, 3.5 baths, 2.5-car garages, Extra Suite+ on select plans, and designer-curated interior Looks: Elements, Loft, Farmhouse, or Classic. Find world-class amenities moments from your front door, including pickleball and sparkling pools. The 29,000 sq. ft. Clubhouse offers a lounge, billiards room, fire pit, and more! Discover low-maintenance living at K. Hovnanian's® Four Seasons at The Ranch. Offered By: GTIS-HOV Holdings XVI LLC The Eagle offers: Central island and wall oven define the kitchen. Great room and dining area share a cohesive ceiling treatment. Covered patio extends living space off the great room. Primary suite includes a walk-in closet. Primary bath features dual sinks & a glass shower enclosure. 2-car garage provides everyday parking.

Key facts

• Community amenities
• Gourmet kitchen
• Expansive great room

Tags

• GOURMET KITCHEN
• EXPANSIVE GREAT ROOM
• PRIVATE PRIMARY SUITE
• SPA INSPIRED BATH
• COMMUNITY AMENITIES
• SCENIC OUTDOOR SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $467k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (45.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (41.8% below list).
• Recommended offer: $256k (45.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: commute C-, crime D, 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.
• Zoned schools: Sunrise Elementary (math 65% / reading 67%, grade B+, #176 of 1,571 statewide, top 11%, 966 students, 21% FRL); Katherine L. Albiani Middle (math 55% / reading 67%, grade B+, #57 of 498 statewide, top 12%, 1,307 students, 27% FRL); Pleasant Grove High (math 57% / reading 74%, grade B, #157 of 1,170 statewide, top 14%, 2,520 students, 22% FRL) — zoned schools average 23% FRL vs 43% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 46% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Elk Grove Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 475 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $50k of equity ($3k loan paydown + $47k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($425k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,531 (45.3% 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 117 days. Have you received any prior offers? Is the seller open to a 45% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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. 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?
8. 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.
9. 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.
10. 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: 3.22%
• Cash-on-cash: -10.99%
• DSCR: 0.51
• GRM: 14.3

CMA / ARV

• ARV (median comp): $508,617
• List price: $466,990
• Delta: -8.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $175,716
• Equity at exit: $420,702

10-year hold

• IRR: 15.5%
• Equity multiple: 5.38×
• Total profit: $572,761
• Equity at exit: $907,259

Cash invested: $130,757 (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 95742

• Home prices YoY: 28.3%
• Rents YoY: 2.1%
• Active inventory: 475
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$2,449
• Tax from tax record: −$400 /mo · $4,803/yr
• Insurance: −$195
• HOA: −$300
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-1,197

Break-even live

Break-even rent $4,233

Max offer price $255,531

Occupancy floor —

Sensitivity live

Price	-10% $-933	-5% $-1,065	+0% $-1,197	+5% $-1,329	+10% $-1,461
Rent	-10% $-1,412	-5% $-1,304	+0% $-1,197	+5% $-1,090	+10% $-982
Rate	-1.0pp $-962	-0.5pp $-1,078	base $-1,197	+0.5pp $-1,318	+1.0pp $-1,441

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: $116,748
• Closing costs: $14,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4143 Cahakia Pl Rancho Cordova, CA	3.0	2.0	1650	$2,795	$1.69	46d	1	0.77mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-22
   days on market $466,990 Active 117 DOM
2. 2026-06-21
   days on market $466,990 Active 116 DOM
3. 2026-06-18
   days on market $466,990 Active 113 DOM
4. 2026-06-17
   pricedays on market $466,990 Active 112 DOM
5. 2026-06-16
   days on market $466,175 Active 111 DOM
6. 2026-06-15
   days on market $466,175 Active 110 DOM
7. 2026-06-13
   days on market $466,175 Active 108 DOM
8. 2026-06-13
   days on market $466,175 Active 107 DOM
9. 2026-06-09
   days on market $466,175 Active 104 DOM
10. 2026-06-08
    days on market $466,175 Active 103 DOM
11. 2026-06-07
    days on market $466,175 Active 102 DOM
12. 2026-06-05
    pricedays on market $466,175 Active 99 DOM
13. 2026-06-03
    days on market $454,990 Active 98 DOM
14. 2026-06-02
    days on market $454,990 Active 97 DOM
15. 2026-06-01
    days on market $454,990 Active 96 DOM
16. 2026-05-31
    days on market $454,990 Active 95 DOM
17. 2026-04-29
    price $454,990 983-char remark

    Show marketing remark (983 chars)

    Welcome to K. Hovnanian's® Four Seasons at The Ranch, an active adult 55+ community of new-construction homes in Rancho Cordova, CA. Enjoy a lock-and-leave lifestyle in a home of up to 2,916 sq. ft. , 3 beds, 3.5 baths, 2.5-car garages, Extra Suite+ on select plans, and designer-curated interior Looks: Elements, Loft, Farmhouse, or Classic. Find world-class amenities moments from your front door, including pickleball and sparkling pools. The 29,000 sq. ft. Clubhouse offers a lounge, billiards room, fire pit, and more! Discover low-maintenance living at K. Hovnanian's® Four Seasons at The Ranch. Offered By: GTIS-HOV Holdings XVI LLC The Eagle offers: Central island and wall oven define the kitchen. Great room and dining area share a cohesive ceiling treatment. Covered patio extends living space off the great room. Primary suite includes a walk-in closet. Primary bath features dual sinks & a glass shower enclosure. 2-car garage provides everyday parking.

18. 2026-04-22
    price $459,990 983-char remark

    Show marketing remark (983 chars)

    Welcome to K. Hovnanian's® Four Seasons at The Ranch, an active adult 55+ community of new-construction homes in Rancho Cordova, CA. Enjoy a lock-and-leave lifestyle in a home of up to 2,916 sq. ft. , 3 beds, 3.5 baths, 2.5-car garages, Extra Suite+ on select plans, and designer-curated interior Looks: Elements, Loft, Farmhouse, or Classic. Find world-class amenities moments from your front door, including pickleball and sparkling pools. The 29,000 sq. ft. Clubhouse offers a lounge, billiards room, fire pit, and more! Discover low-maintenance living at K. Hovnanian's® Four Seasons at The Ranch. Offered By: GTIS-HOV Holdings XVI LLC The Eagle offers: Central island and wall oven define the kitchen. Great room and dining area share a cohesive ceiling treatment. Covered patio extends living space off the great room. Primary suite includes a walk-in closet. Primary bath features dual sinks & a glass shower enclosure. 2-car garage provides everyday parking.

19. 2026-03-22
    price $464,154 983-char remark

    Show marketing remark (983 chars)

    Welcome to K. Hovnanian's® Four Seasons at The Ranch, an active adult 55+ community of new-construction homes in Rancho Cordova, CA. Enjoy a lock-and-leave lifestyle in a home of up to 2,916 sq. ft. , 3 beds, 3.5 baths, 2.5-car garages, Extra Suite+ on select plans, and designer-curated interior Looks: Elements, Loft, Farmhouse, or Classic. Find world-class amenities moments from your front door, including pickleball and sparkling pools. The 29,000 sq. ft. Clubhouse offers a lounge, billiards room, fire pit, and more! Discover low-maintenance living at K. Hovnanian's® Four Seasons at The Ranch. Offered By: GTIS-HOV Holdings XVI LLC The Eagle offers: Central island and wall oven define the kitchen. Great room and dining area share a cohesive ceiling treatment. Covered patio extends living space off the great room. Primary suite includes a walk-in closet. Primary bath features dual sinks & a glass shower enclosure. 2-car garage provides everyday parking.

20. 2026-03-17
    listed $462,154 Active 983-char remark

    Show marketing remark (983 chars)

    Welcome to K. Hovnanian's® Four Seasons at The Ranch, an active adult 55+ community of new-construction homes in Rancho Cordova, CA. Enjoy a lock-and-leave lifestyle in a home of up to 2,916 sq. ft. , 3 beds, 3.5 baths, 2.5-car garages, Extra Suite+ on select plans, and designer-curated interior Looks: Elements, Loft, Farmhouse, or Classic. Find world-class amenities moments from your front door, including pickleball and sparkling pools. The 29,000 sq. ft. Clubhouse offers a lounge, billiards room, fire pit, and more! Discover low-maintenance living at K. Hovnanian's® Four Seasons at The Ranch. Offered By: GTIS-HOV Holdings XVI LLC The Eagle offers: Central island and wall oven define the kitchen. Great room and dining area share a cohesive ceiling treatment. Covered patio extends living space off the great room. Primary suite includes a walk-in closet. Primary bath features dual sinks & a glass shower enclosure. 2-car garage provides everyday parking.

21. 2025-01-30
    soldstatus $97,254,500

ⓘ 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: $4,803 · $400/mo
• Projected year-2 tax: $4,803 · $400/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: $32,609
• − Mortgage interest: −$26,159
• − Property taxes: −$4,803
• − Insurance: −$2,335
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − HOA: −$3,600
• − Depreciation: −$13,585
• Taxable loss: −$23,090
• Est. tax savings @ 24.0%: +$5,542
• After-tax cash flow: $-8,823/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 — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 17,768
• Household income: $155,855
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 172.0

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 0.72)
• Race & ethnicity: White 42% Asian 28% Hispanic / Latino 15% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Subsaharan African 2%
• Foreign-born: 25% · China, South Korea, Canada
• Languages at home: 67% English-only · Other Asian/Pacific 7% Other Indo-European 7% Tagalog/Filipino 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: ▲ 52.05%
• Current HPI: 236.1388
• Rent YoY: ▲ 2.08%
• 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

-99.5% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $454,990 Zillow
• 2026-04-22 Price Changed $459,990 Zillow
• 2026-03-22 Price Changed $464,154 Zillow
• 2026-03-17 Listed $462,154 Zillow
• 2025-01-30 Sold (Public Records) $97,254,500 Public Records

Property tax history

+601.3%/yr

Latest (2025): $4,803 · +601.3% YoY. Source: county tax records.