1900 Danbrook Dr #326 · Sacramento, CA 95835

$305,000

1 bd · 1.0 ba · 984 sqft · Condo public records · 75 Days on market

Built 2005 $565/mo HOA · 28% of rent

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Why this score? — see what drove the F 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).

• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +2.2/30.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to 1900 Danbrook Drive #326, a beautifully maintained condominium located in the desirable Amara Condominiums community in North Natomas. Built in 2005, this inviting residence offers approximately 1,300+ square feet of comfortable living space with 2 bedrooms and 2 bathrooms, combining modern convenience with a functional open-concept layout. Inside, the home features a bright and welcoming living area designed for both everyday living and entertaining. Large windows allow natural light to fill the space, creating a warm and inviting atmosphere throughout. The open layout seamlessly connects the living room, dining area, and kitchen, offering a comfortable flow ideal for relaxing e

Key facts

• Large windows
• Bright living area
• Private retreat

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT LIVING AREA
• LARGE WINDOWS
• WELL-APPOINTED KITCHEN
• PRIVATE RETREAT
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (70.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (34.9% below list).
• Recommended offer: $90k (70.3% below list) — sets the bar for cash-flow.
• Cap rate 2.0% vs local median 3.0% in Sacramento — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Natomas Unified (urban): math 33% / reading 60% proficiency, ranked #155 of 517 in CA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Natomas Park Elementary (690 students, 61% FRL); Natomas Middle (662 students, 65% FRL); Inderkum High (math 39% / reading 66%, grade C-, #289 of 1,170 statewide, top 25%, 2,266 students, 39% FRL).
• Market conditions: Rents rising (+1.4%/yr); 406 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $30k of equity ($2k loan paydown + $28k appreciation (9.2% 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 28% of rent.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,456 (70.3% 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 75 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.65% ✗
• Cap rate: 1.97%
• Cash-on-cash: -15.45%
• DSCR: 0.31
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.18% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.80×
• Total profit: $68,606
• Equity at exit: $256,815

10-year hold

• IRR: 10.9%
• Equity multiple: 3.98×
• Total profit: $254,720
• Equity at exit: $535,777

Cash invested: $85,400 (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 95835

• Home prices YoY: 3.5%
• Rents YoY: 1.4%
• Active inventory: 406
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$377 /mo · $4,523/yr
• Insurance: −$127
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$565
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-1,225

Break-even live

Break-even rent $3,536

Max offer price $90,456

Occupancy floor —

Sensitivity live

Price	-10% $-1,052	-5% $-1,138	+0% $-1,225	+5% $-1,311	+10% $-1,397
Rent	-10% $-1,381	-5% $-1,303	+0% $-1,225	+5% $-1,146	+10% $-1,068
Rate	-1.0pp $-1,071	-0.5pp $-1,147	base $-1,225	+0.5pp $-1,304	+1.0pp $-1,384

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Danbrook Dr Sacramento, CA	1.0	1.0	873	$1,772	$2.03	45d	2	0.04mi
1900 Danbrook Dr Sacramento, CA	1.0	1.0	1015	$2,048	$2.02	6d	2	0.04mi
1850 Club Center Dr Sacramento, CA	1.0–3.0	1.0–2.0	985	$1,750	$1.78	0d	8	0.19mi
4850 Natomas Blvd Sacramento, CA	1.0–2.0	1.0–2.0	837	$1,800	$2.15	0d	17	0.57mi
4601 Blackrock Dr Sacramento, CA	1.0–2.0	1.0–2.0	940	$1,983	$2.11	0d	8	0.94mi
4500 Truxel Rd Sacramento, CA	1.0–2.0	1.0–2.0	900	$1,787	$1.99	0d	22	1.06mi
4800 Kokomo Dr Sacramento, CA	1.0–3.0	1.0–3.5	1229	$2,024	$1.65	0d	24	1.18mi
4400 Truxel Rd Sacramento, CA	1.0–3.0	1.0–2.0	1003	$1,785	$1.78	0d	1	1.36mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2021-04-09
   soldstatus $310,000

ⓘ 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: $4,523 · $377/mo
• Projected year-2 tax: $4,523 · $377/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 A99 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,835
• − Mortgage interest: −$17,085
• − Property taxes: −$4,523
• − Insurance: −$3,028
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$6,780
• − Depreciation: −$8,873
• Taxable loss: −$20,267
• Est. tax savings @ 24.0%: +$4,864
• After-tax cash flow: $-9,830/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: Natomas Unified
• NCES district ID: 0600036
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 60% ▲ 13.00%
• Median HH income: $67,969
• Composite: 41.49/100
• National rank: #3457
• State rank: #155 of 517 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): 42,004
• Household income: $114,468
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1234.0

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 0.78)
• Race & ethnicity: Asian 30% White 29% Hispanic / Latino 19% Two or more races 15% Black 13%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Scotch-Irish 2% Italian 1% Romanian 1%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 66% English-only · Other Indo-European 10% Spanish 8% Other Asian/Pacific 4%

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: ▲ 9.18%
• Current HPI: 271.4823
• Rent YoY: ▲ 1.43%
• 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

• 2021-04-09 Sold (Public Records) $310,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,523 · -3.8% YoY. Source: county tax records.