5440 Buttercup Dr · Pollock Pines, CA 95726

$335,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 37 Days on market

Built 1972 10,019 sqft lot Est $405k · 17% under $79/mo HOA · 3% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to this spacious 3 bedroom, 2 bath cabin offering 1,512 sq. ft. of comfort and charm. The main floor features two bedrooms and two bathrooms, while the upper level includes a third bedroom and a generous loft ideal for extra sleeping space or a game room. Rich cedar walls add warmth and mountain character throughout. Perfect for gatherings, this home provides plenty of room for friends and family to relax after a day of adventure. Just minutes from Jenkinson Lake and an hour from South Lake Tahoe, you'll have year-round recreation at your fingertips. Enjoy Sierra Springs amenities, including two pools, a clubhouse, and more. A true vacation retreat ready for memories to be made!

Key facts

• Generous loft
• Clubhouse
• Rich cedar walls

Tags

• RICH CEDAR WALLS
• GENEROUS LOFT
• SIERRA SPRINGS AMENITIES
• TWO POOLS
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Mandatory homeowners association; Quarterly HOA fee (amount listed); Community pool amenity included

Exterior

• Parking: Details not provided
• Utilities: Public water; Public district irrigation; Septic system for sewer
• Home design: Detached single-family residence; Built in 1972; 2 stories
• Construction: Composition roof
• Exterior features: Low-maintenance lot; Private pool and access to common community pool facility

Interior

• Kitchen: Free standing electric range; Synthetic countertops
• Bedrooms: 3 bedrooms (some on main level; additional bedroom(s) and loft on upper level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; One bathroom with shower stall(s) and another with tub/shower over
• Heating & cooling: Baseboard heating; Other heating; Other cooling
• Interior features: Wood stove fireplace (1); Deck attached to the living room; Dining and living area combined; Synthetic kitchen countertops
• Laundry & utility: Laundry closet; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (16.4% below list).
• Recommended offer: $280k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Pollock Pines — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#864 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: schools D, crime D, amenities F.
• Pollock Pines Elementary (town): math 30% / reading 38% proficiency, ranked #277 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $335k implies a 605% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000 (16.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $405,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5555 Poppy Rd	0.15mi	3/2.0	1,492 (-1%)	10mo	$400,000	$268	79
5733 Sierra Springs Dr	0.18mi	3/2.0	1,584 (+5%)	2mo	$300,000	$189	78
5826 Fallen Oak Trl	0.32mi	3/2.0	1,408 (-7%)	3mo	$445,000	$316	67
5640 Azalea Cir	0.08mi	3/2.0	1,312 (-13%)	8mo	$285,000	$217	64
5520 Begonia Dr	0.36mi	3/2.0	1,350 (-11%)	2mo	$365,000	$270	59
5608 Lupin Ln	0.31mi	3/1.5	1,352 (-11%)	9mo	$362,500	$268	58
5829 Fallen Oak Trl	0.34mi	3/2.0	1,364 (-10%)	9mo	$310,000	$227	56
5600 Daisy Cir	0.30mi	3/2.0	1,324 (-12%)	9mo	$332,000	$251	54
5140 Cedarwood Ln	0.74mi	3/1.5	1,440 (-5%)	3mo	$425,000	$295	53
6143 Altamont	0.63mi	4/2.5 (+1)	1,552 (+3%)	10mo	$408,000	$263	47
5865 Rose Ct	0.44mi	4/2.0 (+1)	1,672 (+11%)	7mo	$350,000	$209	46
5590 Shooting Star Rd	0.74mi	2/2.0 (-1)	1,466 (-3%)	9mo	$425,000	$290	44

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

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-47,889
• Equity at exit: $49,950

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-33,698
• Equity at exit: $28,965

Cash invested: $93,800 (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 95726

• Active inventory: 154
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$140
• HOA: −$79
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $102

Break-even live

Break-even rent $2,671

Max offer price $335,000

Occupancy floor 91%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5461 Begonia Dr Pollock Pines, CA	3.0	2.0	1687	$2,800	$1.66	1d	1	0.46mi

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-13
   statusdays on market $335,000 Pending 37 DOM
2. 2026-06-09
   days on market $335,000 Active 36 DOM
3. 2026-06-08
   days on market $335,000 Active 35 DOM
4. 2026-06-07
   days on market $335,000 Active 34 DOM
5. 2026-06-03
   days on market $335,000 Active 30 DOM
6. 2026-06-02
   days on market $335,000 Active 29 DOM
7. 2026-06-01
   days on market $335,000 Active 28 DOM
8. 2026-05-31
   days on market $335,000 Active 27 DOM
9. 2006-02-28
   soldstatus $47,500
10. 1995-05-19
    soldstatus $30,000

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$927/yr (+$77/mo · 57.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$18,765
• − Property taxes: −$1,619
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$948
• − Depreciation: −$9,745
• Taxable loss: −$4,529
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $2,308/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: Pollock Pines Elementary
• NCES district ID: 0631290
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $56,474
• Composite: 30.11/100
• National rank: #6334
• State rank: #277 of 517 in CA

Livability — Pollock Pines

• Score: 55/100
• State rank: #864
• US rank: #23561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,229

Population outlook (El Dorado County) Hauer SSP2

• Today (2025): 191,666 people
• By 2030: 193,662 · +1.0%
• By 2040: 192,583 · +0.5%
• By 2050: 185,904 · -3.0%
• By 2075: 169,543 · -11.5%
• By 2100: 139,623 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · El Dorado

• 2024 margin: R (+12.0) · D 42.6% · R 54.6% · Other 2.8%
• 2008→2024 swing: -1.5pp toward R · 2008: -10.5pp · 2024: -12.0pp
• All cycles: 2024: R+12.0 2020: R+8.8 2016: R+13.9 2012: R+18.2 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.87%
• Current HPI: 253.8307
• Rent YoY: —
• Metro: —
• 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

Price history

+58.3% since first listed

2 events — show timeline

• 2006-02-28 Sold (Public Records) $47,500 Public Records
• 1995-05-19 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,619 · +4.4% YoY. Source: county tax records.