Score
0Sacramento, CA
304 23rd St
620K
2 beds
2 baths
775 sqft
2 bd • 2 ba • 775 sf
This analysis was generated on 2/11/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$620,000
Price/Sq.Ft
$800
Year Built
1917
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Desirable Location: The property is located in the Boulevard Park neighborhood, known for its tree-lined streets, historic homes, and proximity to Midtown amenities.
• Detached Cottage: The cottage offers a separate living space that can be used as a guest suite, office, or potential Airbnb rental, adding versatility and income potential. Rental rates for a studio average $1480 per month.
• Updated Kitchen and Bathroom: The property features an updated kitchen and renovated bathroom, providing modern conveniences while retaining its historic charm.
• Outdoor Living Space: The private backyard with a spacious deck and spa offers a relaxing and inviting outdoor space for entertaining and enjoying the Sacramento climate.
• Historic Charm: The 1917 home retains its original character, appealing to buyers who appreciate historic architecture and details.
The Bad
• Small Size: At 775 sq ft, the home is significantly smaller than the average Sacramento single-family home. According to recent data, the median size is closer to 1,500 sq ft. This may limit its appeal to families or those needing more space.
• High Price per Square Foot: The price per square foot is $800, which is considerably higher than the Sacramento average of around $400-$500. This premium may be hard to justify, even with the desirable location and cottage.
• Flood Risk: The property has a MAJOR (5/10) flood risk, potentially leading to high insurance costs. FEMA Zone X is considered minimal risk, but the climate assessment suggests otherwise, creating conflicting information to resolve.
• School Ratings: The elementary school has a rating of 4/10, which may be a concern for families with young children. This could impact resale value.
• Air Quality: The EXTREME (10/10) air quality risk, with 27 bad air days per year, is a serious concern. This could affect the health and lifestyle of residents.
The Ugly
• High Total Cost of Ownership: With a price of $620,000, estimated insurance of $2232/year, and property taxes likely around 1.1% of the purchase price (approximately $6,820/year), the annual cost of ownership is significant. Factoring in a mortgage at current interest rates would further increase costs.
• Limited Living Space: The small square footage of 775 sq ft could feel cramped for some buyers, especially considering the price point. The layout and functionality of the space are critical.
• Climate Risks: The MAJOR flood risk (5/10) and EXTREME air quality risk (10/10) are serious concerns that could impact insurance costs, property value, and quality of life.
• Dependence on Window Units: While there is central air, the presence of window units suggests potential limitations or inefficiencies with the central system. This could lead to higher energy bills.
• Potential for Foundation Issues: Homes built in 1917 may have underlying foundation issues that require costly repairs. A thorough inspection is crucial.
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Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Buyers Seeking a Charming, Historic Home: The property blends original character with modern updates in a desirable neighborhood.
• Individuals Desiring a Guest Suite or Rental Income: The detached cottage provides a separate living space with income potential.
• City Dwellers Who Enjoy Outdoor Living: The private backyard with a spacious deck and spa is perfect for relaxing and entertaining.
• Those Prioritizing Location and Walkability: The property is located near Midtown dining, shopping, parks, and amenities.
• Buyers Looking for a Smaller Home: With 775 square feet, this property is an ideal option for singles, couples, or minimalist homeowners.
Not For
• Buyers Seeking a Large Home: With only 775 square feet, the property may be too small for families or those who prefer ample living space.
• Individuals Requiring Ample Storage: While the property has a partial basement, the storage space may be limited for some buyers.
• Those Sensitive to Air Quality: Sacramento has EXTREME (10/10) air quality risk, which may be a concern for individuals with respiratory issues.
• Buyers With Limited Budgets: At $800 per square foot, the property's price point may be out of reach for some buyers.
• Those Looking for a Turn-Key Property: While the home has been updated, some buyers may prefer a newer or fully renovated property.
Demographics
Area Median Income
$77,839
Property History
Price History
Ownership Timeline
$0Financed
Oct 11, 2024Rebecca A Kuczyski, Douglas KuczayskiDouglas Kuczayski, Rebecca A Kuczayski
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Jul 17, 2024Rebecca Anne BoylesDouglas Kuczynski, Rebecca A Boyles
Intrafamily Transfer
Non-Arm's Length Transactions
$550,000Financed
Sep 8, 2020Levi E BohonRebecca Anne Boyles
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Sep 8, 2020Steve BoylesRebecca Anne Boyles
Intrafamily Transfer
Non-Arm's Length Transactions
$457,500Financed
Sep 5, 2018Stephanie A SkewesLevi E Bohon
Grant Deed
Standard Sale (Purchase/Resales)
$391,000Cash Purchase
Aug 29, 2016Greg R Skubal, Erin L SkubalStephanie A Skewes
Grant Deed
Standard Sale (Purchase/Resales)
$391,000Cash Purchase
Aug 29, 2016Greg R Skubal, Erin L SkubalStephanie A Skewes
Grant Deed
Standard Sale (Purchase/Resales)
$391,000Financed
Aug 29, 2016Greg R Skubal, Erin L SkubalStephanie A Skewes
Grant Deed
Standard Sale (Purchase/Resales)
$322,500Financed
Apr 12, 2007Colleen A Kennedy, Karen A KennedyGreg R Skubal, Erin L Skubal
Grant Deed
Standard Sale (Purchase/Resales)
Property Taxes
$6,926
2024 Tax Assessment
2.4%from previous year
Assessed Value$583,663
Tax Rate1.19%
Sunlight Analysis
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Sunlight Analysis
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Risk Assessment
Climate Risks
airSEVERE
27 bad air quality days per year
heatMAJOR
6 extreme heat days per year
98th percentile: 102°F
floodMODERATE
FEMA Zone: Low to Moderate Risk Area
Insurance: Required
fireMINIMAL
Insurance: Recommended
windMINIMAL
Insurance: Optional
Risk Analysis
• Flood Risk: The property has a MAJOR (5/10) flood risk, which could lead to higher insurance premiums and potential damage to the property.
• Air Quality: The property is located in an area with EXTREME (10/10) air quality risk, with 27 bad air days per year. This could impact the health and well-being of residents.
• High Price Per Square Foot: The property is priced at $800 per square foot, which is higher than the Sacramento average. This could make it difficult to resell the property in the future.
• Small Living Space: The property has only 775 square feet of living space, which may not be sufficient for some buyers.
• Historic Home Considerations: Older homes may require more maintenance and repairs than newer homes. Buyers should be prepared for potential upkeep costs.
Insurance
Annual Cost
$2,232
$186 per month
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Schools
Showing top 5 of 12 schools
Caleb Greenwood Elementary School
Public•Grades K-6
8/10
Elementary
538 students
Sutter Middle School
Public•Grades 7-8
7/10
Middle
1,214 students
Theodore Judah Elementary School
Public•Grades K-6
7/10
Elementary
573 students
Rosemont High School
Public•Grades 9-12
6/10
High
1,311 students
William Land Elementary School
Public•Grades K-6
6/10
Elementary
425 students
Financials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow®$2,040
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$620,000
Price/sqft
$800
Layout
2 bd•2 ba
Days on market
20 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$422,333
46.8%
Your price is 46.8% above average
Median Price
$515,000
20.4%
Based on 6 recent sales
Price per Sq.Ft
$547
46.3%
Your price is 46.3% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 1117 23rd Street, Sacramento, CA 95816 | $257,500 | 819 | 1 | 2 | $31460.7% | 10/8/2024 |
| 1117 23rd Street, Sacramento, CA 95816 | $257,500 | 819 | 1 | 2 | $31460.7% | 10/8/2024 |
| 1117 23rd Street, Sacramento, CA 95816 | $515,000 | 819 | N/A | N/A | $62921.4% | 10/8/2024 |
| 1725 14th Street, Sacramento, CA 95811 | $629,000 | 840 | 1 | 1 | $7496.4% | 9/18/2024 |
| 3522 D Street, Sacramento, CA 95816 | $650,000 | 891 | 2 | 1 | $7308.8% | 9/6/2024 |
| 2508 B Street, Sacramento, CA 95816 | $225,000 | N/A | N/A | N/A | N/A | 9/13/2024 |
1117 23rd Street, Sacramento, CA 95816
Price: $257,500
Sq.Ft: 819
Beds/Baths: 1/2
$/Sq.Ft:
$31460.7%
Sale Date: 10/8/2024
1117 23rd Street, Sacramento, CA 95816
Price: $257,500
Sq.Ft: 819
Beds/Baths: 1/2
$/Sq.Ft:
$31460.7%
Sale Date: 10/8/2024
1117 23rd Street, Sacramento, CA 95816
Price: $515,000
Sq.Ft: 819
Beds/Baths: N/A/N/A
$/Sq.Ft:
$62921.4%
Sale Date: 10/8/2024
1725 14th Street, Sacramento, CA 95811
Price: $629,000
Sq.Ft: 840
Beds/Baths: 1/1
$/Sq.Ft:
$7496.4%
Sale Date: 9/18/2024
3522 D Street, Sacramento, CA 95816
Price: $650,000
Sq.Ft: 891
Beds/Baths: 2/1
$/Sq.Ft:
$7308.8%
Sale Date: 9/6/2024
2508 B Street, Sacramento, CA 95816
Price: $225,000
Sq.Ft: N/A
Beds/Baths: N/A/N/A
$/Sq.Ft: N/A
Sale Date: 9/13/2024
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