1807 Zurlo Way · Sacramento, CA 95835

$465,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 12 Days on market

Built 2003 4,726 sqft lot $397/sqft · 10% below area Est $517k · 10% 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 +12.0/15.0
• Appreciation +9.6/10.0
• Cash flow +5.8/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks

Single-story home tucked away on a peaceful North Natomas side street. This 3-bedroom, 2-bath home offers 1,170 sqft with vaulted ceilings, abundant natural light, and an open, functional layout. Cozy fireplace in the living area, spacious closets, inside laundry room, and a large walk-in closet in the primary suite. Enjoy the private low-maintenance backyard and generous lot size. Conveniently located near Regency Community Park, walking trails, dog park, shopping, schools, freeway access, and the airport. No HOA. A great place to call home. Don't miss out!

Key facts

• Dog park
• Cozy fireplace
• Single-story home

Tags

• SINGLE-STORY HOME
• COZY FIREPLACE
• GENEROUS LOT SIZE
• NEAR REGENCY COMMUNITY PARK
• WALKING TRAILS
• DOG PARK

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener
• Utilities: Public water; Public sewer; 220-volt electric
• Home design: Detached single-family residence; One story; Built in 2003
• Construction: Tile roof
• Exterior features: Curb(s)/gutter(s)

Interior

• Kitchen: Dishwasher; Microwave; Tile counters
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Natural gas heating; Fireplace(s); Central air conditioning; Ceiling fans
• Interior features: Front porch; Dining and living room combo; Tile countertops in kitchen; Living room with additional feature
• Laundry & utility: Washer/dryer hookups inside a dedicated laundry area/room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (40.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (38.4% below list).
• Recommended offer: $278k (40.1% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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.
• Twin Rivers Unified (suburban): math 29% / reading 37% proficiency, ranked #970 of 1,400 in CA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.4%/yr); 402 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 30% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,498 (40.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.62% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 13.5

CMA / ARV

• ARV (median comp): $517,250
• List price: $465,000
• Delta: -10.10%
• 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
1807 Zurlo Way	0.00mi	3/2.0	1,170 (0%)	1mo	$450,000	$385	99
1623 Vosspark Way	0.16mi	3/2.0	1,170 (0%)	2mo	$480,000	$410	91
1870 Zurlo Way	0.13mi	3/2.0	1,120 (-4%)	5mo	$440,000	$393	83
5930 Meeks Way	0.27mi	3/2.0	1,170 (0%)	6mo	$487,000	$416	83
5730 Amnest Way	0.50mi	2/2.5 (-1)	1,174 (+0%)	1mo	$460,000	$392	68
5921 Meeks Way	0.25mi	2/2.0 (-1)	1,042 (-11%)	5mo	$479,900	$461	61
220 N Mill Valley Cir	0.57mi	2/2.0 (-1)	1,087 (-7%)	2mo	$425,000	$391	55
2311 Rose Arbor Dr	0.60mi	2/2.0 (-1)	1,087 (-7%)	2mo	$415,000	$382	53
2270 Rose Arbor Dr	0.58mi	2/2.0 (-1)	1,296 (+11%)	0mo	$419,000	$323	50
2381 Rose Arbor Dr	0.67mi	2/2.0 (-1)	1,087 (-7%)	3mo	$357,708	$329	49
2221 Bay Horse Ln	0.54mi	2/2.0 (-1)	1,344 (+15%)	2mo	$434,000	$323	44
2383 Cotterdale Aly	0.75mi	2/2.0 (-1)	1,296 (+11%)	4mo	$380,000	$293	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 2.20×
• Total profit: $155,936
• Equity at exit: $391,538

10-year hold

• IRR: 14.5%
• Equity multiple: 4.83×
• Total profit: $498,236
• Equity at exit: $816,841

Cash invested: $130,200 (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: 402
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,863 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$560 /mo · $6,717/yr
• Insurance: −$194
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-1,056

Break-even live

Break-even rent $4,199

Max offer price $278,498

Occupancy floor —

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1947 Acari Ave Sacramento, CA	3.0	2.0	1492	$2,695	$1.81	2d	1	0.22mi
1536 Alicia Way Sacramento, CA	3.0	2.0	1397	$2,700	$1.93	44d	1	0.35mi
50 Regency Park Cir #9106 Sacramento, CA	3.0	3.0	1384	$2,495	$1.80	44d	1	0.87mi
2001 Club Center Dr #3110 Sacramento, CA	2.0	2.5	1154	$2,195	$1.90	4d	1	0.88mi
1850 Club Center Dr Sacramento, CA	1.0–3.0	1.0–2.0	985	$2,499	$2.54	2d	9	0.92mi

Listing history 1 events

1. 2005-04-29
   soldstatus $370,000

ⓘ 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: $6,717 · $560/mo
• Projected year-2 tax: $6,717 · $560/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 7/10 Severe
• 🌡 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 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,352
• − Mortgage interest: −$26,047
• − Property taxes: −$6,717
• − Insurance: −$3,828
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − Depreciation: −$13,527
• Taxable loss: −$21,264
• Est. tax savings @ 24.0%: +$5,103
• After-tax cash flow: $-7,566/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: Twin Rivers Unified
• NCES district ID: 0601332
• Math proficiency: 29% ▲ 2.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $42,481
• Composite: 30.67/100
• National rank: #11437
• State rank: #970 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): 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

+21.6% since first listed

2 events — show timeline

• 2026-05-28 Sold (Public Records) $450,000 Public Records
• 2005-04-29 Sold (Public Records) $370,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $6,717 · -24.2% YoY. Source: county tax records.