8146 Suarez Way

Elk Grove, CA 95757

$710,000D-

5 bd · 4.0 ba · 2,489 sqft · Built 2012 · SingleFamily · Active · 139 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,695/mo
• Mortgage (P&I): −$3,723
• Tax + insurance: −$1,132
• HOA: −$0
• Vac / Maint / Mgmt: −$776
• Net cashflow: $-1,937/mo
• Annual: $-23,239/yr
• Cap rate: 3.02%
• Cash-on-cash: -11.69%
• DSCR: 0.48
• 1% rule: 0.52%
• Cash to close: $198,800

Investor read

• This is a 5-bed/4.0-bath single-family listed at $710k.
• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (48.0% below list).
• It's been on market 139 days — a 12% lower offer ($625k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $368k (48.2% below list) — sets the bar for cash-flow.
• In year one you build about $76k of equity ($5k loan paydown + $71k appreciation (10.0% local appreciation)).
• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Arlene Hein Elementary (math 57% / reading 60%, grade B-, #265 of 1,571 statewide, top 17%, 846 students, 30% FRL); Elizabeth Pinkerton Middle (math 53% / reading 70%, grade B+, #52 of 498 statewide, top 11%, 982 students, 29% FRL); Cosumnes Oaks High (math 58% / reading 73%, grade B, #157 of 1,170 statewide, top 14%, 2,212 students, 31% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Elk Grove Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 297 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $475k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.
• By year 2, paydown + projected appreciation supports a ~$122k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• This rent runs 32% of the median local income ($138k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• It's been on market 139 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-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?
• 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?
• 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.
• 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.