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Sacramento California REO Case Scenario
I like to go over a case scenario on a house that has been or is in the final stages of getting foreclosed in Sacramento, California. The homeowner has not made a mortgage loan payment in quite some time. Therefore, the house is under the receivership-temporary ownership of the lender, which is often referred to as REO. It is a bank owned property and the bank is responsible to get the most and highest priced offer for the property. The home is located in 2663 LA VIA WAY, Sacramento, CA 95825. The bank has hired a real estate broker and/or California DRE expert to prepare a comprehensive report of the subject property. The Repart was prepare on May 26, 2025. The house needs to be sold to the highest bidder. The exterior and interior condition of the subject property is not fully known nor can it be warranteed by the seller, or in this particular case, the note holder which is the bank. The current homeowner who defaulted on the mortgage is currently living on the subject property and the potential buyer of the property should not expect cooperation as of the condition and answers to questions they may have. I have attached GCA Forums Best Mortgage Calculator to figure and calculate the monthly housing payment versus the rental income and what the minimum monthly lease needs to be charged with a potential tenant in order to be profitable as a real estate investor unless the homebuyer is planning on living on the house as a primary owner-occupant home. Any feedback from real estate experts in the Sacramento, California area who are members of Grat Content Authority Forums would be greatly appreciarted. Here is the link to Gustan Cho Associates Best Mortgage Calculator:
https://gustancho.com/best-mortgage-calculator/
gustancho.com
Best Mortgage Calculator | PITI, PMI, MIP, and DTI
The best mortgage calculator powered by GCA Mortgage Group is different than the competition due to PITI, PMI, MIP, HOA, and DTI features.
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3 Replies
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Yes, please. I like to know more about the area, the neighborhood, six to a dozen recent market comparable sales, amenities in the area, nearest shopping malls, population, homes that are on the market and the market time before it closed, demographics, crime statistics, race, education, wealth, income, and other stats of average residents, potential growth, area employers, subsidized housing, and other data, information, and statistics in and/or around the subject property. Also, like to know the percentage of renters versus owners of homes, apartments/condos versus single family homes. Thank you in advance.
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I realized that my last report on 2663 La Via Way and the 95825 zip code area lacked charts or graphs as it was written in prose. Still, I have a lot more information to provide. Let me receive more data and present it in a seamless, fully detailed report scope narrative format.
Detailed Neighborhood Study: 2663 La Via Way, Sacramento, CA 95825
Overview of the Property and its Surroundings
- The house at 2663 La Via Way is in the zip code 95825, a part of Sacramento City, and consists of a section of the Arden-Arcade area.
- This suburban community has been developing and transforming since its post-World War II boom.
- This single-family detached home was built during the mid-1950s and is the quintessential Sacramento suburban house built during the population boom California experienced after the Second World War.
- The area directly surrounding La Via Way consists of single-family dwellings constructed around the same period, which means the region’s construction style is homogeneous.
- Like these houses, the older homes built towards the end of the 1950s and 1960s also had modest-sized lots along with suburban streets, including ranch-style architecture.
Census Data and Community Demographics
- The La Via Via’s cross-section geodemography illustrates some intriguing features concerning the historical growth trends within the Sacramento area.
- This geographical socio-demographic spatial unit shows relatively complete regional homeownership to household income averaging about $79,000 annually.
- The area population is ethnoracial, with Whites forming the majority at 88%.
- This is higher than Sacramento’s diversity averages and lower than the citywide citywide numbers.
- This is a mid-value high, home appreciation community primarily shaped by economic shifts, population dynamics, and outmigration patterns within Sacramento over the decades.
- The average home values in these regions are around USD 351 000, which reflects middle-class steady appreciation over time, modest after the recent year’s surge in Sacramento housing market trends.
Market Drivers and Sales Trends
Providing a well-rounded understanding of the 95825 specific area also requires considering the overarching Sacramento market.
- The region exhibits a fairly split balance between renters and owners, with almost 51% owned and 49% occupied rental households.
- The relatively balanced occupancy rate demonstrates Sacramento’s diverse economic ecosystem, lifestyle, and housing options.
- The rental market in the 95825 zip code is particularly active, with almost four hundred rental units, including apartments, single-family homes, and condos.
- As is the case in the broader Sacramento market, varying rental prices across neighborhoods within Sacramento offer diverse housing options for residents at different income levels, allowing them to live within commuting distance from their workplaces and nearby recreational amenities.
Sacramento’s average sale price remains approximately 16% higher than the national average, while the average cost of living surpasses it by 29%. These numbers indicate that housing costs are comparatively high relative to many regions in the country but more affordable than other metropolitan areas in California.
Shopping and Commercial Amenities
Arden Fair Mall, the primary retail center in the region and Sacramento’s leading shopping destination, greatly enhances the 95825 area.
- The Asenous shopping complex, located on Arden Way, includes over one hundred fifty stores and restaurants.
- This complex also houses major retailers like Macy’s and JC Penney and specialty retailers Apple, Coach, and Lululemon Athletica.
- The mall serves as a shopping venue where community members come together.
- Arden Fair acts as the economic anchor for the broader Arden-Arcade area. It has over one million square feet of retail space divided over two levels.
- It was constructed in 1957 and has since evolved into a regional retail hub that attracts visitors from all over the Sacramento metropolitan area.
In addition to Arden Fair, the region contains several shopping centers and commercial areas along major arterial roads. These include smaller shopping centers and the Arden Square Shopping Center, which offers additional retail outlets. Furthermore, the wider Arden Way corridor provides various services and eateries, making it easy for locals to fulfill their daily needs.
Crime and Safety Considerations
Crime statistics in Sacramento paint a somewhat accurate picture of the city as it differs from neighborhood to neighborhood and region to region. On the whole, Sacramento is one of the few cities in America where crime rates exceed the national average. With roughly four thousand sixty-nine crimes committed for every one hundred thousand citizens, Sacramento is at a staggering seventy-five percent above the national rate.
Like all citywide citywide statistics, these metrics require specific care when interpreted in the context of certain neighborhoods. Sacramento includes diverse communities, with some areas having sharply lower incident crime rates while others experience significantly higher ones. Overall, people in the region can estimate that their odds of becoming a victim of violent crime stand at one in one hundred twenty-three and property crime risk at one in thirty-one.
The 95825 zip code stands out for having moderate crime rates compared to other parts of Sacramento. Still, it also has approximately twenty sex offenders per square mile and just under eighty registered sex offenders within the zip boundaries. While these figures may influence residential decisions, they must be placed within the protective umbrella of the metropolitan area of Sacramento, as well as the tailored neighborhood safety policies and civic engagement present in specific communal areas.
Education Overview
The described area showcases features of a broader problem predicament confronted by Californian suburban regions—larger than just mid-twentieth-century construction—within infrastructure and education. The zip code is home to six public schools, which, on average, offer school rating scores below what is expected.
Addressing educational quality, such as community support, individual school leadership, specific offered programs, and the comprehensive educational framework that encompasses libraries, learning-oriented cultural institutions, and community organizations devoted to supplementing traditional classroom education, is as important as considering the ratings put forth.
Local families utilize the region’s diverse educational resources, combining public education options with private schooling, tutoring services, and extracurricular activities in the greater Sacramento area.
Transportation and Employment Access
Residents within the 95825 zip code are located reasonably well in relation to Sacramento employment centers. They have average access to the region’s job centers and transportation infrastructure, along with major arterial streets and highway access, which is crucial for commuting within the metropolitan area.
Over the past few decades, Sacramento has shifted from a government-centered economy to developing technology, healthcare, agriculture, and various service sectors. While the Arden-Arcade area can benefit from this economic diversity and range of job openings, there is a lack of major employers within the 95825 area, especially compared to the more commercially dense parts of the city.
The economy is likely stable, given that moderate levels of unemployment have been reported for the region. However, economic activities on a more granular level, such as personal relations or industry-specific dealings, could diverge greatly from these indicators.
Real Estate Developments and Market Activity
Activity around the housing market 95825 mirrors some trends in the greater Sacramento area while retaining some features peculiar to the community, likely stemming from its established suburb status. These patterns include actively listing key real estate pieces like homes and condominiums. For the zip code in question, 72 homes are listed for sale, and seven condominiums are listed. Compared to other places I have been, the area is balanced regarding buyer competition versus scarcity.
In this case, Greater Sacramento is an example of how the real estate market should function. There is a great deal of activity, with several thousand sales occurring, demonstrating good liquidity of the market as well as market trust from the buyers. Time on the market for closing a sale differs greatly from property to property based on features, pricing, and economy, albeit overall averages to acceptable speeds.
However, what interests me is the La Via Way property, whose value has appreciated significantly since its sale in 2019 for $290k. Estimated values today stand in the low to mid $300s and upwards to $450k. As a homeowner myself, one of the things I can attribute the appreciation to is the wider Sacramento trends, coupled with the attractiveness of older established residential areas with mature landscapes and community character.
Prospects for the Area and Possible Expansion
In the context of the Arden-Arcade part, zip code 95825 symbolizes a well-developed suburban community that faces both challenges and opportunities regarding future growth and development. From the perspective of existing infrastructure and community amenities, the region is well-established, which ensures stability and predictability of the residential character.
However, the area faces renovation and modernization issues due to changing demographic preferences and lifestyles. Major commercial centers such as Arden Fair Mall also provide transportation, which is an advantage for retaining value in the long run and for appreciating it over time.
The area’s future will likely be impacted by the rest of Sacramento’s postulations and economic development strategies as the metropolitan area expands, especially because out-of-state residents are looking to relocate to other markets in California to live, work, and enjoy a city’s convenience.
Estimates show sustained value till 2025 and no major economic damage across the board, making counties and suburbs like La Via Way appealing to new buyers looking for suburban homes.
While this in-depth analysis gives the community context for the 2663 La Via Way property, making investment or residential decisions requires other research tailored to specific goals and situations.
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