Is it possible to brrrr in Sacromento, CA 2021?

[Kevin Summer]

Is it possible to Brrr in Sacramento, CA? I've been looking at the housing market in that area for the past year and ran some Brrrr analysis' with poor results. One of which recently was:

7709 Jarvis Ln, Sacramento CA (I posted so someone could eyeball it real quick and see if there's something I'm missing, although I ran the analysis 4 or 5 times so I don't think I'm too far off. However, the ARV estimate and Annual growth assumptions might need work: Added repair cost to purchase price, expense growth 1.5%, income growth 3%, property value growth 6%.

I picked this property because I could add value with repairs and thought it was a good deal compared to comps.

I ended the deal analysis with poor outputs like -$122 monthly cashflow, -173 after refi, 3.43 purchase cap rate, -15% annualized return on first year with only %10 annualized return on year 30. 

These are the kind of results I'm finding in that area. I live in Santa Cruz, CA (near San Jose) and would like to Brrrr somewhere drivable if possible. Do I need to wait for a better deal or should I look in another area. Also, do I need to look somewhere more remote...