7447 Darque Way · Elk Grove, CA 95757

$719,000

3 bd · 3.0 ba · 2,127 sqft · SingleFamily public records · 33 Days on market

Built 2022 7,532 sqft lot $338/sqft · 9% below area Est $786k · 9% 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 +11.4/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Cash flow +3.7/30.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Move-in-Ready Home in a great Elk Grove community. This home has upgraded cabinets, stylish pendant lights over granite kitchen countertops, and stainless steel appliances elevate this homes modern appeal. Sophisticated Master Retreat- A barn door adds character to the master suite. Versatile Flex Space ideal for an office, playroom or additional living space. Spacious Corner Lot, beautifully landscaped front and backyard with a brick paver patio for ultimate outdoor enjoyment. Private Guest Suite, The Third bedroom features its own ensuite perfect for guest or multi-generatinal living. Solar and Security system owned. If youre looking for Great! Value! In this 95757 community this is the o

Key facts

• Flex space
• Barn door
• Pendant lights

Tags

• UPGRADED CABINETS
• PENDANT LIGHTS
• GRANITE KITCHEN COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BARN DOOR
• FLEX SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $719k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (51.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (53.3% below list).
• Recommended offer: $336k (53.3% below list) — sets the bar for 1% rule.

Location & tenants

• 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.
• Market conditions: Rents rising fast (+4.5%/yr); 295 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• In year one you build about $77k of equity ($5k loan paydown + $72k appreciation (10.0% 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 ~$124k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($697k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $335,506 (53.3% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.47% ✗
• Cap rate: 2.78%
• Cash-on-cash: -12.53%
• DSCR: 0.44
• GRM: 17.9

CMA / ARV

• ARV (median comp): $786,309
• List price: $719,000
• Delta: -11.23%
• 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
7503 Allan Detrick Ave	0.06mi	3/3.0	2,127 (0%)	0mo	$700,000	$329	97
8085 Gwinn Cir	0.45mi	3/2.5	2,260 (+6%)	2mo	$789,999	$350	65
8145 Champart Cir	0.57mi	3/2.5	2,141 (+1%)	9mo	$668,000	$312	63
8063 Monterey Pebble Way	0.34mi	4/2.5 (+1)	2,260 (+6%)	9mo	$714,299	$316	59
8053 Gwinn Cir	0.37mi	3/2.0	1,889 (-11%)	5mo	$749,475	$397	56
8044 Angsley Dr	0.43mi	4/2.5 (+1)	2,260 (+6%)	9mo	$744,299	$329	55
8036 Gwinn Cir	0.37mi	3/2.0	1,889 (-11%)	6mo	$713,716	$378	55
8080 Gwinn Cir	0.43mi	3/2.0	1,889 (-11%)	3mo	$689,999	$365	55
8068 Gwinn Cir	0.40mi	3/2.0	1,889 (-11%)	5mo	$679,999	$360	55
7996 Gwinn Cir	0.41mi	3/2.0	1,889 (-11%)	8mo	$715,341	$379	51
8147 Lavigne Cir	0.75mi	4/2.5 (+1)	2,220 (+4%)	2mo	$750,000	$338	49
6619 Ponta Do Sol Way	0.57mi	4/2.0 (+1)	2,379 (+12%)	4mo	$650,000	$273	41

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

Projected returns pro-forma

10.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.31×
• Total profit: $262,900
• Equity at exit: $647,732

10-year hold

• IRR: 15.5%
• Equity multiple: 5.42×
• Total profit: $890,721
• Equity at exit: $1,396,859

Cash invested: $201,320 (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 95757

• Home prices YoY: 13.5%
• Rents YoY: 4.5%
• Active inventory: 295
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $3,355 high
• Mortgage (P&I): −$3,771
• Tax from tax record: −$682 /mo · $8,190/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $-2,102

Break-even live

Break-even rent $6,016

Max offer price $347,659

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10439 Barrena Loop Elk Grove, CA	2.0–3.0	2.5	1252	$3,149	$2.52	1d	1	0.08mi
10563 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	0.10mi
10573 Vina Ct Elk Grove, CA	3.0	2.5	1449	$3,299	$2.28	43d	1	0.11mi
10508 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,389	$2.27	20d	1	0.11mi
10516 Paseo Garcia Ct Elk Grove, CA	3.0	2.5	1492	$3,399	$2.28	4d	1	0.11mi
7216 Tavira Ct Elk Grove, CA	3.0	2.0	1513	$2,600	$1.72	43d	1	0.52mi
8151 Lavigne Cir Elk Grove, CA	4.0	3.0	2928	$3,445	$1.18	43d	1	0.75mi
10446 Tamburlane Dr Elk Grove, CA	4.0	3.5	2693	$3,495	$1.30	43d	1	0.89mi
8420 Mondale Way Elk Grove, CA	4.0	3.0	2450	$3,950	$1.61	43d	1	0.98mi
10333 Tempier Way Elk Grove, CA	3.0	2.5	2795	$3,195	$1.14	17d	1	0.99mi
10333 Tempier Way Elk Grove, CA	3.0	3.0	2795	$3,350	$1.20	43d	1	0.99mi
10123 Blue Whale Way Elk Grove, CA	4.0	3.0	2445	$4,200	$1.72	16d	1	1.00mi
8008 Poppy Ridge Rd Elk Grove, CA	4.0	3.0	2073	$3,375	$1.63	23d	1	1.02mi
8471 Anker Way Elk Grove, CA	4.0	2.5	2107	$3,200	$1.52	23d	1	1.03mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	20d	1	1.08mi
10365 Bayson Way Elk Grove, CA	4.0	3.0	2018	$3,300	$1.64	22d	1	1.08mi
8403 Sinesky Way Elk Grove, CA	3.0	2.0	1579	$2,995	$1.90	10d	1	1.10mi
10410 Danichris Way Elk Grove, CA	4.0	3.0	2578	$3,100	$1.20	7d	1	1.11mi
8357 Luan Way Elk Grove, CA	3.0	2.0	1967	$2,895	$1.47	20d	1	1.12mi
8357 Eleodoro Way Elk Grove, CA	3.0	2.5	1730	$3,245	$1.88	2d	1	1.28mi
10157 Lofton Way Elk Grove, CA	4.0	3.0	1921	$2,995	$1.56	43d	1	1.29mi
5501 Claudied Way Elk Grove, CA	4.0	2.0	2078	$3,000	$1.44	7d	1	1.30mi
8358 Akino Ct Elk Grove, CA	4.0	3.5	2321	$3,200	$1.38	43d	1	1.31mi
8376 Solfrid Way Elk Grove, CA	4.0	3.0	2070	$3,200	$1.55	17d	1	1.33mi
9867 Tarzo Way Elk Grove, CA	3.0	3.0	1905	$2,700	$1.42	43d	1	1.43mi
5418 Halas Ct Elk Grove, CA	4.0	3.0	2650	$3,500	$1.32	17d	1	1.45mi
10114 Elise Way Elk Grove, CA	4.0	3.0	2214	$2,995	$1.35	7d	1	1.45mi
10110 Elise Way Elk Grove, CA	3.0	2.5	1628	$3,300	$2.03	7d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $719,000 Active 33 DOM
2. 2026-06-17
   days on market $719,000 Active 32 DOM
3. 2026-06-16
   days on market $719,000 Active 31 DOM
4. 2026-06-15
   days on market $719,000 Active 30 DOM
5. 2026-06-13
   days on market $719,000 Active 28 DOM
6. 2026-06-13
   days on market $719,000 Active 27 DOM
7. 2026-06-09
   days on market $719,000 Active 24 DOM
8. 2026-06-08
   days on market $719,000 Active 23 DOM
9. 2026-06-07
   days on market $719,000 Active 22 DOM
10. 2026-06-05
    days on market $719,000 Active 19 DOM
11. 2026-06-03
    days on market $719,000 Active 18 DOM
12. 2026-06-02
    days on market $719,000 Active 17 DOM
13. 2026-06-01
    days on market $719,000 Active 16 DOM
14. 2026-05-31
    days on market $719,000 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: $8,190 · $682/mo
• Projected year-2 tax: $8,190 · $682/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 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,261
• − Mortgage interest: −$40,275
• − Property taxes: −$8,190
• − Insurance: −$3,595
• − Repairs & maintenance: −$3,221
• − Management: −$3,221
• − Depreciation: −$20,916
• Taxable loss: −$39,157
• Est. tax savings @ 24.0%: +$9,398
• After-tax cash flow: $-15,827/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: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 56,764
• Household income: $138,198
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1121.0

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 0.75)
• Race & ethnicity: Asian 40% White 21% Hispanic / Latino 18% Two or more races 14% Black 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Russian 1% Italian 1% Portuguese 1%
• Foreign-born: 28% · China, Canada, Vietnam
• Languages at home: 62% English-only · Spanish 8% Other Indo-European 7% Chinese 7%

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: ▲ 39.15%
• Current HPI: 328.5885
• Rent YoY: ▲ 4.54%
• 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

+30.7%/yr

Latest (2025): $8,190 · +2.9% YoY. Source: county tax records.