3032 Ramsgate Way · Rancho Cordova, CA 95670

$110,000

3 bd · 2.0 ba · 1,098 sqft · SingleFamily public records · 13 Days on market

Built 1958 6,970 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fire-Damaged Opportunity in Established Rancho Cordova Neighborhood! Located at 3032 Ramsgate Way, this 3-bedroom, 2-bathroom home presents a rare opportunity for experienced investors, contractors, and rehabilitation specialists seeking a substantial renovation project. The property has sustained extensive fire damage and will require significant repairs, reconstruction, and due diligence. This is not a cosmetic fixer and should only be considered by qualified, competent buyers with the resources, expertise, and vision necessary to undertake a major restoration effort. Situated in a well-established residential neighborhood, the property benefits from Rancho Cordova's convenient access to

Key facts

• Hagan community park
• Light rail stations
• 6,970 sq ft lot

Tags

• HAGAN COMMUNITY PARK
• AMERICAN RIVER PARKWAY
• PROXIMITY TO HIGHWAY 50
• LIGHT RAIL STATIONS
• MAJOR EMPLOYMENT CENTERS

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces (2 garage spaces)
• Utilities: Has heating
• Home design: Single-family residence; Residential property; Built in 1958
• Construction: Brick and stucco construction
• Exterior features: Front yard

Interior

• Kitchen: No kitchen features listed
• Bedrooms: 3 bedrooms (street level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating
• Interior features: Unfinished room; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.8% vs local median 3.0% in Rancho Cordova — 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 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• Folsom-Cordova Unified (urban): math 25% / reading 25% proficiency, ranked #365 of 517 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 226 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1958 — 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 $110,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.92% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $427,122
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3032 Margate Way	0.07mi	3/2.0	1,071 (-2%)	3mo	$455,000	$425	90
3025 Margate Way	0.11mi	3/2.0	1,071 (-2%)	3mo	$455,000	$425	88
3000 Margate Way	0.07mi	3/2.0	1,170 (+7%)	3mo	$455,000	$389	84
10180 Country Way	0.48mi	3/2.0	1,067 (-3%)	1mo	$445,000	$417	72
10350 Birmingham Way	0.28mi	3/2.0	1,008 (-8%)	3mo	$430,000	$427	70
3261 Laurelhurst Dr	0.45mi	3/2.0	1,178 (+7%)	2mo	$435,000	$369	65
2672 Ellenbrook Dr	0.69mi	3/2.0	1,103 (+0%)	4mo	$455,000	$413	63
10517 Mills Acres Cir	0.71mi	3/2.0	1,170 (+7%)	4mo	$365,000	$312	53
2701 El Caprice Dr	0.54mi	3/2.0	1,225 (+12%)	5mo	$372,500	$304	51
10433 Rockingham Dr	0.56mi	3/1.0	960 (-13%)	2mo	$362,800	$378	47
10243 Pistachio Way	0.72mi	3/2.0	1,228 (+12%)	2mo	$449,000	$366	45
10246 Pistachio Way	0.75mi	3/2.0	1,254 (+14%)	5mo	$395,000	$315	37

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

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.51×
• Total profit: $15,825
• Equity at exit: $16,401

10-year hold

• IRR: 20.1%
• Equity multiple: 2.50×
• Total profit: $46,170
• Equity at exit: $9,511

Cash invested: $30,800 (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 95670

• Rents YoY: 0.9%
• Active inventory: 226
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$577
• Tax from tax record: −$452 /mo · $5,422/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $593

Break-even live

Break-even rent $1,360

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $984	-5% $946	+0% $593	+5% $562	+10% $531
Rent	-10% $427	-5% $510	+0% $593	+5% $677	+10% $760
Rate	-1.0pp $649	-0.5pp $621	base $593	+0.5pp $565	+1.0pp $536

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2961 Portsmouth Dr Unit 4 Rancho Cordova, CA	2.0	1.5	900	$1,650	$1.83	13d	1	0.21mi
3250 Laurelhurst Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	1015	$2,275	$2.24	2d	6	0.24mi
10281 Mills Station Rd Unit 12 Rancho Cordova, CA	3.0	2.0	1100	$2,200	$2.00	5d	1	0.25mi
3226 Laurelhurst Dr Rancho Cordova, CA	3.0	2.0	1008	$1,900	$1.88	24d	1	0.31mi
2725 El Parque Cir Unit A Rancho Cordova, CA	2.0	1.0	800	$1,495	$1.87	44d	1	0.42mi
2850 La Loma Dr Rancho Cordova, CA	2.0	1.0	920	$1,800	$1.96	8d	1	0.42mi
10401 Rockingham Dr Rancho Cordova, CA	1.0–2.0	1.0	714	$1,450	$2.03	8d	6	0.44mi
10407 White Rock Rd Unit B Rancho Cordova, CA	2.0	1.0	1000	$2,000	$2.00	44d	1	0.44mi
2929 Routier Rd Sacramento, CA	1.0–2.0	1.0–2.0	790	$1,995	$2.53	3d	15	0.44mi
10108 Malaga Way Rancho Cordova, CA	2.0	1.0	765	$1,776	$2.32	8d	1	0.47mi
2625 El Parque Cir Unit D Rancho Cordova, CA	2.0	1.0	880	$1,800	$2.05	44d	1	0.50mi
10421 El Mercado Dr Rancho Cordova, CA	1.0–2.0	1.0	702	$1,651	$2.35	2d	1	0.57mi
2080 W La Loma Dr Rancho Cordova, CA	1.0–2.0	1.0	650	$1,645	$2.53	18d	3	0.59mi
3466 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	955	$2,411	$2.52	2d	8	0.67mi
10240 S White Rock Rd Rancho Cordova, CA	2.0	1.0	802	$1,500	$1.87	44d	1	0.69mi
3545 Mather Field Rd Rancho Cordova, CA	2.0	1.0	604	$1,775	$2.94	2d	5	0.75mi
10169 Crawford Way Sacramento, CA	2.0	1.0	917	$2,150	$2.34	24d	1	0.79mi
10498 Mills Tower Dr Rancho Cordova, CA	2.0	1.0	810	$1,900	$2.35	24d	1	0.81mi
10181 De Soto Way Unit 10181 Sacramento, CA	2.0	1.0	917	$1,950	$2.13	4d	1	0.81mi
3329 Routier Rd Unit 3329 Sacramento, CA	2.0	1.0	979	$2,000	$2.04	44d	1	0.83mi
10158 De Soto Way Sacramento, CA	2.0	1.0	900	$2,000	$2.22	17d	1	0.86mi
10515 Mills Tower Dr Rancho Cordova, CA	1.0–2.0	1.0	665	$1,495	$2.25	11d	1	0.88mi
10136 Ellenwood Ave Sacramento, CA	3.0	2.5	1418	$2,375	$1.67	44d	1	0.93mi
2830 Mills Park Dr Rancho Cordova, CA	1.0–2.0	1.0	712	$1,525	$2.14	24d	5	0.98mi
2910 Weston Way Rancho Cordova, CA	3.0	1.0	1098	$2,460	$2.24	11d	1	1.02mi
10495 Malaga Way Rancho Cordova, CA	3.0	2.0	1203	$2,495	$2.07	21d	1	1.03mi
10524 Croetto Way Unit 1 Rancho Cordova, CA	2.0	1.0	926	$1,500	$1.62	24d	1	1.09mi
10524 Croetto Way Rancho Cordova, CA	2.0	1.0	926	$1,400	$1.51	5d	1	1.09mi
2643 Furmint Way Unit 3 Rancho Cordova, CA	2.0	1.0	946	$1,695	$1.79	44d	1	1.13mi
9952 Vanguard Dr Sacramento, CA	3.0	2.0	1168	$2,450	$2.10	13d	1	1.16mi
2612 Ribier Way Rancho Cordova, CA	4.0	2.0	1120	$2,750	$2.46	3d	1	1.20mi
10434 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0–2.0	738	$1,699	$2.30	2d	3	1.27mi
10069 Lincoln Village Dr Sacramento, CA	2.0	1.0	882	$2,049	$2.32	5d	1	1.29mi
3175 Data Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	980	$2,810	$2.87	2d	10	1.46mi

Listing history 9 events

1. 2026-06-21
   days on market $110,000 Active 13 DOM
2. 2026-06-18
   days on market $110,000 Active 10 DOM
3. 2026-06-17
   days on market $110,000 Active 9 DOM
4. 2026-06-16
   days on market $110,000 Active 8 DOM
5. 2026-06-15
   days on market $110,000 Active 7 DOM
6. 2026-06-13
   days on market $110,000 Active 5 DOM
7. 2026-06-13
   days on market $110,000 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $110,000 Active 1 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: $5,422 · $452/mo
• Projected year-2 tax: $5,422 · $452/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,336
• − Mortgage interest: −$6,162
• − Property taxes: −$5,422
• − Insurance: −$550
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$3,200
• Taxable income: $5,948
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $5,693/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: Folsom-Cordova Unified
• NCES district ID: 0613890
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 25% ▼ -38.00%
• Median HH income: $75,408
• Composite: 24.49/100
• National rank: #7656
• State rank: #365 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• 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

+29.4% since first listed

4 events — show timeline

• 2026-06-08 Listed $110,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-05-22 Sold (Public Records) $325,000 Public Records
• 2003-05-13 Sold (Public Records) $208,000 Public Records
• 1996-07-23 Sold (Public Records) $85,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,422 · +29.7% YoY. Source: county tax records.