5130 Mascot Ave · Sacramento, CA 95820

$377,000

2 bd · 1.0 ba · 776 sqft · MultiFamily public records · 66 Days on market

Built 1950 5,663 sqft lot $486/sqft · at area comps Est $391k · at est.

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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 +18.8/30.0
• ARV discount +9.2/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Unique opportunity to own two homes on one lot. 5130 Mascot Ave is 1 bed 1 bath with fenced front and backyard. 3871 26th Ave is 2 bedroom 1 bath with carport and detached storage building. Great for investor or owner occupied with rental income.

Key facts

• Two homes on one lot
• Carport
• 5,663 sq ft lot

Tags

• TWO HOMES ON ONE LOT
• FENCED FRONT AND BACKYARD
• CARPORT
• DETACHED STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $377k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (10.8% below list).
• Recommended offer: $336k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 rising fast (+4.6%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $3,362/mo this rent would consume 51% of the median local household income ($78k/yr) (locally 1255% 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 $3k of loan paydown is wiped out by about $11k 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 66 days — a 6% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $377k implies a 1025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $336,200 (10.8% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $391,435
• List price: $377,000
• Delta: -3.69%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5530 Enrico Blvd	0.32mi	1/1.0 (-1)	800 (+3%)	16mo	$310,250	$388	61

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 · 4.62% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-31,526
• Equity at exit: $56,212

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $26,644
• Equity at exit: $32,596

Cash invested: $105,560 (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 95820

• Rents YoY: 4.6%
• Active inventory: 121
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $3,362 medium
• Mortgage (P&I): −$1,977
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $379

Break-even live

Break-even rent $2,882

Max offer price $377,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,558
1× unit	2	1	$1,804
Total (2 units)			$3,362

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: $94,250
• Closing costs: $11,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3996 Sierra Vista Ave Unit 1/2 Sacramento, CA	1.0	1.0	659	$1,395	$2.12	23d	1	0.19mi
3600 26th Ave Unit B Sacramento, CA	2.0	1.0	790	$1,480	$1.87	23d	1	0.23mi
4261 Sweetwater Ave Unit 3 Sacramento, CA	1.0	1.0	650	$1,270	$1.95	43d	1	0.42mi
5619 42nd St Unit 5619-1 Sacramento, CA	2.0	1.0	925	$1,625	$1.76	12d	1	0.45mi
3401 21st Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	7d	1	0.47mi
5609 Odea Dr Sacramento, CA	2.0	2.0	650	$1,795	$2.76	7d	1	0.51mi
5630 Odea Dr #4 Sacramento, CA	2.0	1.0	847	$1,375	$1.62	22d	1	0.51mi
5656 Odea Dr Sacramento, CA	2.0	1.0	850	$1,750	$2.06	4d	1	0.58mi
5656 Odea Dr Sacramento, CA	2.0	1.0	850	$1,750	$2.06	7d	1	0.58mi
4116 W Nichols Ave Sacramento, CA	2.0	1.0	870	$1,799	$2.07	17d	1	0.61mi
4200 35th St Sacramento, CA	3.0	1.0	1100	$2,200	$2.00	16d	1	0.62mi
5904 40th St Unit 5904 Sacramento, CA	2.0	1.0	718	$2,100	$2.92	23d	1	0.69mi
5904 40th St Unit 5906 Sacramento, CA	2.0	1.0	718	$2,100	$2.92	43d	1	0.69mi
2871 32nd Ave Sacramento, CA	2.0	1.0	784	$1,575	$2.01	43d	1	0.72mi
3900 38th St Sacramento, CA	3.0	2.0	1119	$2,540	$2.27	23d	1	0.73mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,495	$2.31	22d	1	0.80mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,550	$2.36	7d	1	0.80mi
5812 Laurine Way Sacramento, CA	2.0	1.0	790	$2,199	$2.78	22d	1	0.82mi
2785 32nd Ave Sacramento, CA	2.0	1.0	800	$1,795	$2.24	43d	1	0.83mi
2991 36th Ave Sacramento, CA	2.0	1.0	640	$1,725	$2.70	4d	1	0.84mi
2704 21st Ave Sacramento, CA	2.0	1.0	1100	$2,200	$2.00	43d	1	0.84mi
2621 29th Ave Unit 2623 Sacramento, CA	2.0	1.0	850	$1,550	$1.82	4d	1	0.87mi
2901 16th Ave Sacramento, CA	2.0	1.0	900	$1,900	$2.11	43d	1	0.89mi
5726 Falconer Way Unit 4 Sacramento, CA	2.0	1.0	750	$1,350	$1.80	23d	1	0.90mi
5726 Falconer Way Unit 6 Sacramento, CA	2.0	1.0	750	$1,400	$1.87	23d	1	0.90mi
5724 Falconer Way Unit 2 Sacramento, CA	2.0	1.5	750	$1,500	$2.00	43d	1	0.91mi
5730 Falconer Way Unit D Sacramento, CA	2.0	1.0	750	$1,350	$1.80	20d	1	0.91mi
5730 Falconer Way Unit B Sacramento, CA	2.0	1.0	750	$1,400	$1.87	23d	1	0.91mi
5720 Falconer Way Apt B Sacramento, CA	2.0	1.0	750	$1,350	$1.80	23d	1	0.92mi
5891 28th St Sacramento, CA	3.0	2.0	1110	$2,195	$1.98	20d	1	0.96mi
3521 San Jose Way Sacramento, CA	2.0	1.0	818	$1,990	$2.43	23d	1	0.98mi
2908 12th Ave Sacramento, CA	2.0	1.0	1015	$1,795	$1.77	23d	1	1.01mi
4204 51st St Unit A Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	23d	1	1.04mi
4204 51st St Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	3d	1	1.04mi
6201 Martin Luther King Junior Blvd Apt 12 Sacramento, CA	2.0	1.0	673	$1,400	$2.08	43d	1	1.05mi
5988 Sampson Blvd Sacramento, CA	2.0	1.0	1025	$2,125	$2.07	23d	1	1.10mi
5301 20th Ave Sacramento, CA	3.0	1.0	1053	$2,650	$2.52	43d	1	1.11mi
5630 53rd St Unit 2 Sacramento, CA	1.0	1.0	550	$995	$1.81	4d	1	1.12mi
5100 Gordon Dr Sacramento, CA	1.0	1.0	650	$1,300	$2.00	43d	1	1.15mi
4957 13th Ave Sacramento, CA	2.0	1.0	879	$2,095	$2.38	43d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $377,000 Active 66 DOM
2. 2026-06-17
   days on market $377,000 Active 65 DOM
3. 2026-06-16
   days on market $377,000 Active 64 DOM
4. 2026-06-15
   days on market $377,000 Active 63 DOM
5. 2026-06-13
   days on market $377,000 Active 61 DOM
6. 2026-06-13
   pricedays on market $377,000 Active 60 DOM
7. 2026-06-09
   days on market $448,000 Active 57 DOM
8. 2026-06-08
   days on market $448,000 Active 56 DOM
9. 2026-06-07
   days on market $448,000 Active 55 DOM
10. 2026-06-05
    days on market $448,000 Active 52 DOM
11. 2026-06-03
    days on market $448,000 Active 51 DOM
12. 2026-06-02
    days on market $448,000 Active 50 DOM
13. 2026-06-01
    days on market $448,000 Active 49 DOM
14. 2026-05-31
    days on market $448,000 Active 48 DOM
15. 1984-07-17
    soldstatus $33,500
16. 1979-06-18
    soldstatus $17,000

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $2,865 · $239/mo
• Expected delta: +$1,152/yr (+$96/mo · 67.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 25 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,344
• − Mortgage interest: −$21,118
• − Property taxes: −$1,713
• − Insurance: −$1,885
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$10,967
• Taxable loss: −$1,794
• Est. tax savings @ 24.0%: +$431
• After-tax cash flow: $4,980/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: 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): 35,410
• Household income: $78,436
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1255.0

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: Hispanic / Latino 41% White 31% Two or more races 17% Black 11% Asian 11% Pacific Islander 2%
• Hispanic origin (detail): Mexican 34% Puerto Rican 2%
• Common ancestry: Italian 2% Russian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 65% English-only · Spanish 23% Other Asian/Pacific 5% Chinese 1%

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: ▼ -473.17%
• Current HPI: 413.4424
• Rent YoY: ▲ 4.62%
• 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

+97.1% since first listed

2 events — show timeline

• 1984-07-17 Sold (Public Records) $33,500 Public Records
• 1979-06-18 Sold (Public Records) $17,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,713 · +1.4% YoY. Source: county tax records.