971 Beardsley Dr · West Sacramento, CA 95605

$200,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 24 Days on market

Built 1954 5,227 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH OFFERS ONLY. AS IS SALE!! High investor friendly.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Property located at 971 Beardsley Dr, West Sacramento, CA 95605; Directions provided: Head south on 5th St, turn left onto C St (becomes Sacramento Ave), turn right onto Douglas St, turn right onto Elkhorn Plaza, then turn left onto Beardsley Dr.
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 1-car garage; Garage faces front
• Utilities: Water: Public; Irrigation: Public District (with additional remarks); Sewer: See remarks / Other; Electric: See remarks / Other; Utilities: See remarks / Other; No private pool or spa
• Home design: Detached single-family residence; Residential property; Built in 1954
• Construction: Year built: 1954
• Exterior features: Roof described as 'See Remarks / Other'; Lot features described as 'See Remarks / Other'; Lot size approximately 0.12 acres

Interior

• Kitchen: Kitchen counter described as 'Other Counter'
• Bedrooms: 3 bedrooms (located on the main level)
• Flooring: Flooring described as 'See Remarks / Other'
• Bathrooms: 1 full bathroom; Other bathroom features (see remarks)
• Heating & cooling: Heating described as 'See Remarks / Other'; Cooling described as 'See Remarks / Other'
• Interior features: Single-story layout; Living room with unspecified 'Other' feature; Dining room with unspecified 'Other' feature; Kitchen with alternative counter type; Main level includes bedrooms, family room, full bath(s), kitchen and street entrance
• Laundry & utility: Laundry features listed as 'See Remarks / Other'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#164 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A-; Watch: cost of living F.
• Washington Unified (suburban): math 30% / reading 57% proficiency, ranked #197 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.4%/yr); 52 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 721 units permitted in Yolo County in 2024 (260 in 5+ unit buildings).
• At $2,751/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Yolo County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.53%
• DSCR: 1.96
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.42×
• Total profit: $23,443
• Equity at exit: $29,821

10-year hold

• IRR: 17.6%
• Equity multiple: 2.27×
• Total profit: $71,307
• Equity at exit: $17,292

Cash invested: $56,000 (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 95605

• Rents YoY: -2.4%
• Active inventory: 52
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,005

Break-even live

Break-even rent $1,479

Max offer price $200,000

Occupancy floor 58%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 5th St West Sacramento, CA	2.0	1.0–2.0	878	$10,000	$11.38	2d	15	0.55mi
500 Douglas St West Sacramento, CA	3.0	1.0–2.0	874	$2,939	$3.36	3d	22	0.57mi
1451 3rd St Sacramento, CA	3.0	1.0–2.5	1044	$3,300	$3.16	4d	1	1.14mi
2227 River Plaza Dr Sacramento, CA	1.0–2.0	1.0–2.0	890	$2,220	$2.49	2d	19	1.20mi
321 Bercut Dr Sacramento, CA	2.0	1.0–2.0	575	$1,980	$3.44	2d	18	1.21mi
709 Solano St West Sacramento, CA	4.0	3.0	1500	$3,000	$2.00	2d	1	1.25mi
500 N St Sacramento, CA	2.0	2.0	1261	$2,725	$2.16	24d	2	1.26mi
500 N St Sacramento, CA	2.0	2.0	1261	$2,572	$2.04	44d	3	1.26mi
500 N St Sacramento, CA	2.0	2.0	1261	$2,725	$2.16	15d	2	1.26mi
1421 5th St Sacramento, CA	2.0	1.0–2.0	1040	$4,171	$4.01	2d	45	1.27mi
251 6th St Sacramento, CA	1.0–2.0	1.0–2.0	891	$3,770	$4.23	2d	10	1.29mi
1900 3rd St Sacramento, CA	2.0	2.0	921	$3,779	$4.10	2d	1	1.31mi
1900 3rd St Sacramento, CA	2.0	1.0–2.0	687	$2,999	$4.36	44d	1	1.31mi
1500 7th St Sacramento, CA	2.0	1.0–2.0	833	$3,038	$3.64	3d	29	1.32mi
2361 Oak Harbour Dr Sacramento, CA	2.0	2.0	875	$1,780	$2.03	8d	1	1.35mi
2361 Oak Harbour Dr Sacramento, CA	2.0	2.0	875	$1,825	$2.09	12d	1	1.35mi
2361 Oak Harbour Dr Sacramento, CA	2.0	2.0	875	$1,835	$2.10	20d	1	1.35mi
321 T St Sacramento, CA	2.0	1.0	800	$1,800	$2.25	8d	3	1.37mi
800 J St Sacramento, CA	2.0	1.0–2.0	954	$2,884	$3.02	2d	15	1.39mi
317 U St Unit 2 Sacramento, CA	2.0	1.5	975	$1,895	$1.94	8d	1	1.41mi
2763 River Plaza Dr Sacramento, CA	1.0–3.0	1.0–2.0	848	$2,400	$2.83	2d	8	1.42mi
508 S St Unit 200 Sacramento, CA	2.0	2.0	1450	$3,150	$2.17	24d	1	1.43mi
313 W St Unit 313 Sacramento, CA	3.0	2.0	1200	$2,595	$2.16	4d	1	1.50mi

Listing history 9 events

1. 2026-06-09
   days on market $200,000 Active 24 DOM
2. 2026-06-08
   days on market $200,000 Active 23 DOM
3. 2026-06-07
   days on market $200,000 Active 22 DOM
4. 2026-06-07
   days on market $200,000 Active 21 DOM
5. 2026-06-04
   days on market $200,000 Active 18 DOM
6. 2026-06-02
   days on market $200,000 Active 17 DOM
7. 2026-06-01
   days on market $200,000 Active 16 DOM
8. 2026-05-31
   remarks 55-char remark
9. 2026-05-31
   listed $200,000 Active 15 DOM

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$1,087/yr (+$91/mo · 251.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,010
• − Mortgage interest: −$11,203
• − Property taxes: −$433
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$5,818
• Taxable income: $9,274
• Est. tax owed @ 24.0%: −$2,226
• After-tax cash flow: $9,833/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: Washington Unified
• NCES district ID: 0641580
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 57% ▲ 12.00%
• Median HH income: $55,207
• Composite: 37.79/100
• National rank: #4339
• State rank: #197 of 517 in CA

Livability — West Sacramento

• Score: 73/100
• State rank: #164
• US rank: #5389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sacramento, CA
• County: Yolo County · 212,115 people
• City population: 55,039
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 14,896
• Household income: $71,924
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 554.0

Population outlook (Yolo County) Hauer SSP2

• Today (2025): 242,183 people
• By 2030: 257,662 · +6.4%
• By 2040: 288,050 · +18.9%
• By 2050: 318,202 · +31.4%
• By 2075: 392,736 · +62.2%
• By 2100: 438,150 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 21% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Scotch-Irish 7% Subsaharan African 4% Serbian 1%
• Foreign-born: 35% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 35% Russian/Polish/Slavic 14% Other Asian/Pacific 4%

Political lean MEDSL · Yolo

• 2024 margin: Solid D (+36.2) · D 66.3% · R 30.1% · Other 3.6%
• 2008→2024 swing: 0.0pp no change · 2008: 36.2pp · 2024: 36.2pp
• All cycles: 2024: D+36.2 2020: D+41.4 2016: D+42.0 2012: D+33.2 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -214.35%
• Current HPI: 397.7177
• Rent YoY: ▼ -2.42%
• 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

Property tax history

+2.2%/yr

Latest (2025): $433 · -0.0% YoY. Source: county tax records.