5531 27th Ave · Sacramento, CA 95820

$250,000

4 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 10 Days on market

Built 1955 6,534 sqft lot Est $494k · 49% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• 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

Listing remarks

3 Bedroom, 2 Bathroom, home with large Den and built in pool. Bring your Vision and Tool belt. Needs some work. This is Your Diamond in the Rough!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.1% 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: 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.
• Zoned schools: Leonardo Da Vinci (797 students, 35% FRL); Hiram W. Johnson High (1,733 students, 77% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 125 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 40% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $250k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $250,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $493,521
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5522 21st Ave	0.30mi	3/2.0 (-1)	1,512 (+1%)	1mo	$560,000	$370	78
5212 Cabrillo Way	0.27mi	5/2.0 (+1)	1,482 (-1%)	4mo	$450,000	$304	78
5823 21st Ave	0.39mi	4/2.0	1,525 (+2%)	5mo	$710,000	$466	74
5405 59th St	0.23mi	4/2.0	1,606 (+8%)	7mo	$472,000	$294	71
4804 61st St	0.47mi	3/2.0 (-1)	1,519 (+2%)	1mo	$495,000	$326	69
5400 Cabrillo Way	0.28mi	4/2.0	1,350 (-10%)	4mo	$480,000	$356	68
5200 20th Ave	0.47mi	3/1.0 (-1)	1,477 (-1%)	5mo	$375,000	$254	63
5250 21st Ave	0.34mi	3/1.0 (-1)	1,333 (-11%)	3mo	$505,000	$379	55
5639 59th St	0.33mi	3/1.0 (-1)	1,654 (+11%)	6mo	$275,000	$166	52
5322 Argo Way	0.37mi	3/1.0 (-1)	1,269 (-15%)	5mo	$388,000	$306	45
4810 47th St	0.73mi	4/2.0	1,317 (-12%)	3mo	$465,000	$353	44
4026 58th St	0.75mi	3/1.5 (-1)	1,664 (+12%)	1mo	$550,000	$331	38

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-12,161
• Equity at exit: $37,276

10-year hold

• IRR: 6.9%
• Equity multiple: 1.55×
• Total profit: $38,770
• Equity at exit: $21,615

Cash invested: $70,000 (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: 125
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $377

Break-even live

Break-even rent $2,141

Max offer price $250,000

Occupancy floor 81%

Sensitivity live

Price	-10% $518	-5% $448	+0% $377	+5% $306	+10% $235
Rent	-10% $170	-5% $273	+0% $377	+5% $480	+10% $584
Rate	-1.0pp $503	-0.5pp $440	base $377	+0.5pp $312	+1.0pp $246

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5321 57th St Sacramento, CA	4.0	2.0	1248	$2,399	$1.92	46d	1	0.11mi
5834 55th St Sacramento, CA	3.0	1.0	1027	$2,100	$2.04	18d	1	0.45mi
5301 20th Ave Sacramento, CA	3.0	1.0	1053	$2,650	$2.52	46d	1	0.47mi
6053 36th Ave Sacramento, CA	3.0	1.0	1166	$2,600	$2.23	46d	1	0.50mi
5500 38th Ave Sacramento, CA	3.0	1.0	1100	$2,100	$1.91	46d	1	0.52mi
5316 Nelson St Sacramento, CA	3.0	2.0	1018	$2,245	$2.21	14d	1	0.57mi
5905 Clover Manor Way Unit 5907 CLOVER Sacramento, CA	3.0	1.0	1000	$2,000	$2.00	5d	1	0.61mi
5050 64th St Sacramento, CA	3.0	2.0	1116	$2,395	$2.15	26d	1	0.63mi
4930 Bonniemae Way Sacramento, CA	3.0	2.0	1289	$2,500	$1.94	46d	1	0.64mi
5936 Clover Manor Way Sacramento, CA	3.0	2.0	1345	$2,400	$1.78	46d	1	0.68mi
4204 51st St Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	5d	1	0.72mi
4204 51st St Unit A Sacramento, CA	3.0	1.0	1050	$2,450	$2.33	26d	1	0.72mi
4311 48th St Sacramento, CA	3.0	1.0	1313	$2,150	$1.64	46d	1	0.77mi
5041 Whittier Dr Sacramento, CA	3.0	1.0	1176	$2,519	$2.14	5d	1	1.07mi
5934 69th St Sacramento, CA	3.0	1.0	1091	$1,850	$1.70	0d	1	1.10mi
130 Brady Ct Sacramento, CA	3.0	2.0	1094	$3,500	$3.20	1d	1	1.11mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,495	$2.31	24d	1	1.13mi
3962 44th St Sacramento, CA	3.0	3.0	1081	$2,550	$2.36	10d	1	1.13mi
5017 10th Ave Sacramento, CA	3.0	2.0	1400	$2,600	$1.86	18d	1	1.16mi
5221 9th Ave Sacramento, CA	3.0	1.5	1626	$3,000	$1.85	18d	1	1.17mi
4624 11th Ave Sacramento, CA	4.0	2.0	1643	$3,200	$1.95	46d	1	1.19mi
3042 53rd St Sacramento, CA	3.0	2.0	1115	$2,225	$2.00	46d	1	1.32mi
6519 Prentiss Dr Sacramento, CA	3.0	2.0	1029	$2,300	$2.24	14d	1	1.32mi
3400 44th St Sacramento, CA	3.0	2.5	1578	$2,495	$1.58	46d	1	1.40mi
5205 Priscilla Ln Sacramento, CA	3.0	1.0	925	$2,550	$2.76	46d	1	1.41mi
5021 Priscilla Ln Sacramento, CA	3.0	1.0	925	$1,995	$2.16	46d	1	1.42mi
6940 McQuillan Cir Sacramento, CA	3.0	2.0	1551	$2,550	$1.64	46d	1	1.45mi

Listing history 2 events

1. 1996-05-03
   soldstatus $61,000
2. 1979-10-12
   soldstatus $48,000

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $3,315 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,416
• − Mortgage interest: −$14,004
• − Property taxes: −$3,315
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$7,273
• Taxable income: $548
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $4,390/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

+27.1% since first listed

2 events — show timeline

• 1996-05-03 Sold (Public Records) $61,000 Public Records
• 1979-10-12 Sold (Public Records) $48,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $3,315 · +24.5% YoY. Source: county tax records.