5948 Walerga Rd #4 · Foothill Farms, CA 95842

$198,000

2 bd · 1.0 ba · 924 sqft · Condo public records · 3 Days on market

Built 1969

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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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5948 Walerga Road, Unit #4! This move-in-ready, 2-bedroom, 1-bathroom Sacramento condo offers 924 square feet of beautifully updated living space, making it a fantastic opportunity for first-time homebuyers, investors, or anyone seeking low-maintenance living. Step inside to find fresh interior paint and brand-new flooring that create a clean, modern feel throughout. The open-concept living area seamlessly integrates the dining space, creating an inviting layout that is perfect for both daily living and entertaining. The heart of the home features a functional kitchen equipped with an electric cooktop, a brand-new oven, a dishwasher, a refrigerator, and laminate countertops, all

Key facts

• Functional kitchen
• Brand new flooring
• Updated living space

Tags

• MOVE IN READY
• UPDATED LIVING SPACE
• FRESH INTERIOR PAINT
• BRAND NEW FLOORING
• OPEN CONCEPT LIVING AREA
• FUNCTIONAL KITCHEN

Property features AI

Exterior

• Home design: Condo

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Air conditioning
• Interior features: Virtual tour available (external link)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $198k.

Deal economics

• At list price, monthly cash flow is $3 ($32/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 $174k (12.4% below list).
• Recommended offer: $174k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Foothill Farms — 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 64/100 on livability (#433 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, crime F, amenities 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.
• Zoned schools: Frontier Elementary (391 students, 83% FRL); Foothill Ranch Middle (453 students, 94% FRL); Foothill High (1,251 students, 91% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 132 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $173,544 (12.4% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-25,525
• Equity at exit: $29,522

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $6,172
• Equity at exit: $17,119

Cash invested: $55,440 (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 95842

• Home prices YoY: -30.3%
• Rents YoY: 6.5%
• Active inventory: 132
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $3

Break-even live

Break-even rent $1,732

Max offer price $198,000

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $71	+0% $3	+5% $-66	+10% $-134
Rent	-10% $-134	-5% $-66	+0% $3	+5% $71	+10% $140
Rate	-1.0pp $102	-0.5pp $53	base $3	+0.5pp $-49	+1.0pp $-101

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5966 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,550	$1.68	0d	1	0.41mi
5954 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	12d	1	0.41mi
5954 Walerga Rd #1 Sacramento, CA	2.0	1.0	800	$1,345	$1.68	0d	1	0.41mi
5948 Walerga Rd #3 Sacramento, CA	2.0	1.0	840	$1,395	$1.66	0d	1	0.42mi
4440 Oakhollow Dr Sacramento, CA	1.0–2.0	1.0	842	$1,640	$1.95	0d	10	0.46mi
4758 Greenholme Dr Sacramento, CA	2.0	1.0	924	$1,595	$1.73	45d	1	0.67mi
5674 Hillsdale Blvd Sacramento, CA	2.0	1.5	933	$1,600	$1.71	0d	1	0.70mi
4549 Greenholme Dr #2 Sacramento, CA	2.0	1.0	840	$2,000	$2.38	5d	1	0.76mi
5109 Andrea Blvd Sacramento, CA	2.0	1.0	828	$1,766	$2.13	0d	2	0.78mi
5614 Hillsdale Blvd Unit A Sacramento, CA	2.0	1.5	933	$1,450	$1.55	24d	1	0.79mi
5600 Walerga Rd #4 Sacramento, CA	2.0	1.0	924	$1,700	$1.84	0d	1	0.80mi
5800 Hamilton St Sacramento, CA	1.0–2.0	1.0–2.0	823	$1,770	$2.15	0d	4	0.80mi
5525 Missie Way Unit 8346003001/85 Sacramento, CA	2.0	1.0	1000	$1,985	$1.99	0d	1	0.85mi
4358 Greenholme Dr #9 Sacramento, CA	1.0	1.0	844	$1,695	$2.01	5d	1	0.87mi
5417 Olympic Way Sacramento, CA	2.0	1.0	920	$1,795	$1.95	16d	1	0.88mi
4821 Mary Kate Dr Unit 4823 Sacramento, CA	2.0	2.0	1050	$1,675	$1.60	3d	1	0.90mi
4815 Mary Kate Dr Sacramento, CA	2.0	2.0	1100	$1,850	$1.68	45d	1	0.91mi
6841 Concert Way Sacramento, CA	2.0	2.0	1000	$1,995	$2.00	0d	1	0.91mi
5441 Olympic Way Sacramento, CA	1.0	1.0	600	$1,330	$2.22	0d	1	0.93mi
5443 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	821	$1,850	$2.25	45d	3	0.97mi
6830 Walerga Rd Sacramento, CA	2.0–3.0	1.0–2.0	895	$1,559	$1.74	0d	8	0.98mi
4215 Palm Ave Sacramento, CA	1.0–2.0	1.0–2.0	775	$1,660	$2.14	0d	3	0.98mi
5840 Garfield Ave Sacramento, CA	2.0	1.0	850	$1,545	$1.82	0d	2	1.03mi
5415 College Oak Dr Sacramento, CA	1.0–2.0	1.0–2.0	850	$1,725	$2.03	0d	3	1.05mi
5587 Keoncrest Cir Unit 2 Sacramento, CA	2.0	1.5	900	$2,000	$2.22	0d	1	1.06mi
4400 Elkhorn Blvd Sacramento, CA	1.0	1.0	621	$1,291	$2.08	0d	2	1.06mi
5922 Petaluma Ct Sacramento, CA	2.0	2.0	1048	$2,075	$1.98	0d	1	1.06mi
Venuto Way North Highlands, CA	2.0	1.0	906	$2,095	$2.31	12d	2	1.07mi
5501 Keoncrest Cir Unit 1 Sacramento, CA	2.0	1.0	750	$1,300	$1.73	0d	1	1.07mi
5500 Foothill Garden Ct Sacramento, CA	1.0	1.0	750	$1,472	$1.96	3d	2	1.07mi
6037 N Haven Dr North Highlands, CA	3.0	1.0	884	$2,150	$2.43	0d	1	1.10mi
6430 Verner Ave Sacramento, CA	1.0–2.0	1.0–2.0	705	$2,295	$3.25	25d	1	1.11mi
5519 Keoncrest Cir Unit 4 Sacramento, CA	2.0	1.0	700	$1,750	$2.50	0d	1	1.11mi
5516 Palmdale Way Sacramento, CA	3.0	2.0	1115	$2,250	$2.02	22d	1	1.13mi
5341 Walnut Ave Sacramento, CA	1.0–2.0	1.0	750	$1,795	$2.39	0d	5	1.13mi
5743 Blachly Way Unit 2 Sacramento, CA	2.0	1.0	800	$1,595	$1.99	0d	1	1.13mi
6629 Medora Dr North Highlands, CA	3.0	2.0	1090	$1,995	$1.83	45d	1	1.15mi
6625 Medora Dr North Highlands, CA	3.0	1.0	972	$2,100	$2.16	12d	1	1.15mi
5242 College Oak Dr Sacramento, CA	2.0	1.0	650	$1,450	$2.23	0d	1	1.23mi
5322 Hemlock St Sacramento, CA	1.0–2.0	1.0	800	$1,875	$2.34	3d	2	1.24mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $198,000 Coming Soon 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $198,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,825
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$5,760
• Taxable loss: −$3,318
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $828/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 — Foothill Farms

• Score: 64/100
• State rank: #433
• US rank: #14728

Category grades

Amenities F Commute F Cost of living F Crime F Employment D+ Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foothill Farms, CA
• County: Sacramento County · 1,539,646 people
• City population: 35,031
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 34,034
• Household income: $68,276
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 1906.0

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 0.71)
• Race & ethnicity: White 45% Hispanic / Latino 23% Two or more races 14% Asian 12% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Scotch-Irish 5% Subsaharan African 5% Lithuanian 2%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 61% English-only · Spanish 14% Russian/Polish/Slavic 11% Other Indo-European 5%

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: ▼ -166.74%
• Current HPI: 384.1812
• Rent YoY: ▲ 6.52%
• 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