2 Topam Court, Sacramento, CA 95833, Sacramento, 95833 - 4 bed, 3 bath
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Sacramento, CA 95833
Analysis of 2 Topam Court, Sacramento, CA 95833 is currently available with a list price of $777,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Sacramento Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Property is moderate renovation needed.
Built in 1981, this 43-year-old property is considered dated. While it has received recent cosmetic improvements including new interior paint and flooring, the kitchen remains largely original with 1980s-style oak cabinetry and laminate countertops. The bathrooms have only been partially updated with new vanities, and the presence of popcorn ceilings and older appliances suggests that major systems and aesthetic elements still require modernization.
The property features two units on separate APNs, offering rare flexibility for investors to finance separately or sell the units individually in the future.
A generous 4% seller credit toward closing costs, repairs, or interest rate buy-downs significantly lowers the barrier to entry and improves buyer affordability.
Unit 2 has been recently updated with new interior paint, flooring, and bathroom vanities, allowing for immediate occupancy or rental without initial capital expenditure.
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =6534, other record lot size in square feet = 3920. Living area discrepancy between mls listing and other public or private record. mls listing living area = 2098, other record living area = 1133. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 2.
With 112 days on market and a history of price reductions, the property may carry a 'stale' listing perception that could impact its final negotiation leverage.
The surrounding public schools have relatively low ratings, which may limit the property's appeal to long-term family tenants and impact future appreciation.
Rare Duplex Opportunity - Two Units on Separate APNs! Don't miss this exceptional investment opportunity in desirable North Natomas! This offering includes both sides of the duplex 2 & 6 Topam Ct each with its own separate APN (#225-0633-017-0000 & #225-0633-018-0000). 2 Topam Ct features 2 bedrooms, 2 bathrooms, new interior paint, new flooring throughout, and updated bathroom vanities. 6 Topam Ct offers 2 bedrooms, 1 bathroom, with the same bright floor plan and great potential for additional updates or personal touches. Situated on a quiet corner lot, this property provides convenience and lifestyle just minutes from downtown Sacramento, the airport, river bike trails, parks, shopping, and public transportation. Perfect for investors or an owner-occupant seeking rental income.Seller Incentive Remarks for MLS:Seller to credit buyer 4% of the purchase price toward allowable buyer closing costs, prepaids, and/or interest rate buy down, and/or repairs. Buyers are encouraged to verify allowable use of credits with their lender.
No exterior & parking available.
Grades K-6 • 0.4 mi
Grades K-6 • 0.7 mi
Grades K-6 • 0.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 0% |
| Baths | - | - | 0% |
| Square foot | - | - | 0% |
| Lot Size | - | - | 0% |
| Price | - | - | 0% |
| Price per sq ft | - | - | 0% |
| Built year | 1981 | - | 0% |
| HOA | $0 | $0 | 0% |
| Days on market | - | - | 0% |
May 13, 2026
$777,000
$799,000
-3% Price Drop
Initial Listing
Mar 17, 2026
$799,000
$808,000
-1% Price Drop
Initial Listing
Feb 11, 2026
$808,000
Initial Listing