2328 Kaufman Ln · Woodland, CA 95776

$567,490

4 bd · 3.0 ba · 2,117 sqft · SingleFamily · 31 Days on market

Built 2026 $268/sqft · 23% below area Est $739k · 23% under

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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 +8.6/30.0
• Schools +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home is host to an inviting open-concept layout on the first floor, with a convenient bedroom and full bathroom tucked away in a private rear corner. Three additional bedrooms make up the second floor, including the luxurious owner's suite with a full bathroom and walk-in closet. A two-bay garage at the back of the home is perfect for any parking or storage needs.

Key facts

• 2 garage spots
• Built 2026
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $567k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (36.7% below list).
• Recommended offer: $359k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 5 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 40% 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 $17k 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 31 days — a 3% lower offer ($550k) is reasonable based on typical stale-listing flexibility.

Recommended offer $358,998 (36.7% 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 31 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 13.2

CMA / ARV

• ARV (median comp): $738,691
• List price: $567,490
• Delta: -23.18%
• 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
2340 Kaufman Ct	0.03mi	4/3.0	2,117 (0%)	1mo	$557,490	$263	98
2336 Dahler Ct	0.04mi	3/2.5 (-1)	1,943 (-8%)	2mo	$530,000	$273	76
2316 Dahler Ln	0.03mi	3/2.5 (-1)	1,943 (-8%)	3mo	$512,000	$264	75
2004 Shafer Pl	0.55mi	4/3.0	2,119 (+0%)	0mo	$700,000	$330	74
2210 Russell Cir	0.13mi	4/2.5	2,347 (+11%)	2mo	$750,000	$320	72
2000 Banks Pl	0.54mi	3/3.0 (-1)	2,119 (+0%)	3mo	$660,000	$311	67
2132 Hunt St	0.57mi	4/3.0	2,284 (+8%)	0mo	$698,000	$306	60
2108 Mcnary Pl	0.65mi	4/3.0	2,250 (+6%)	1mo	$675,000	$300	59
2000 Hunt St	0.67mi	4/3.0	2,284 (+8%)	3mo	$670,000	$293	54
1920 Campos Ave	0.56mi	3/2.0 (-1)	1,975 (-7%)	3mo	$650,000	$329	51
2784 Shoemaker Ct	0.64mi	3/2.0 (-1)	1,975 (-7%)	2mo	$615,000	$311	48
2100 Soza Pl	0.74mi	4/3.0	1,856 (-12%)	1mo	$645,000	$348	44

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: -20.4%
• Equity multiple: 0.28×
• Total profit: $-114,576
• Equity at exit: $84,615

10-year hold

• IRR: -9.7%
• Equity multiple: 0.35×
• Total profit: $-102,930
• Equity at exit: $49,066

Cash invested: $158,897 (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: 13.2×

Monthly cashflow live

• Estimated rent: $3,590 high
• Mortgage (P&I): −$2,976
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$236
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-490

Break-even live

Break-even rent $4,210

Max offer price $481,001

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-329	+0% $-490	+5% $-650	+10% $-811
Rent	-10% $-773	-5% $-631	+0% $-490	+5% $-348	+10% $-206
Rate	-1.0pp $-204	-0.5pp $-345	base $-490	+0.5pp $-637	+1.0pp $-786

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: $141,872
• Closing costs: $17,025
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.53mi
2123 Sieber Dr Woodland, CA	4.0	3.0	1760	$3,000	$1.70	19d	1	0.53mi
2121 Millsap Pl Woodland, CA	4.0	3.0	2250	$3,200	$1.42	0d	1	0.61mi
2509 Allen Cir Woodland, CA	3.0	2.5	2043	$3,850	$1.88	6d	1	0.93mi
1573 Osborn Dr Woodland, CA	4.0	3.0	2713	$3,495	$1.29	16d	1	1.20mi

Listing history 2 events

1. 2026-06-21
   pricestatusdays on market $567,490 Active 31 DOM
2. 2026-01-09
   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: $1,359 · $113/mo
• Projected year-2 tax: $4,313 · $359/mo
• Expected delta: +$2,954/yr (+$246/mo · 217.4%)

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

Taxation est. · year 1

• Rental income: $43,080
• − Mortgage interest: −$31,788
• − Property taxes: −$1,359
• − Insurance: −$2,837
• − Repairs & maintenance: −$3,446
• − Management: −$3,446
• − Depreciation: −$16,509
• Taxable loss: −$16,306
• Est. tax savings @ 24.0%: +$3,914
• After-tax cash flow: $-1,962/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

1 event — show timeline

• 2026-01-09 Sold (Public Records) $595,500 Public Records