4700 Old French Town Rd #8 · Diamond Springs, CA 95682

$119,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 98 Days on market

Built 1976

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Greenstone Estates and enjoy this 55 and older community in Shingle Springs. Lovely 2-bedroom, 2-bath remodeled double wide mobile home on an exceptional lot. Home features new carpet, paint, refrigerator, dishwasher, new Mitsubishi mini-split heat & air units, master bath with new vanity and tile shower. Covered front deck & covered carport. Landscaped front & back with automatic sprinklers and large shed for all your gardening tools and work area. Walk to club house for community event Must see to appreciate.

Key facts

• Covered carport
• Covered front deck
• Automatic sprinklers

Tags

• MASTER BATH WITH NEW VANITY
• TILE SHOWER
• COVERED FRONT DECK
• COVERED CARPORT
• LANDSCAPED FRONT AND BACK
• AUTOMATIC SPRINKLERS

Property features AI

Finance

• Financial info: Land lease in effect ($1,050)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: 2 parking spaces; Attached covered parking
• Utilities: Public water; Public sewer; Cable available; 220 volts in kitchen; 220 volts in laundry
• Home design: Manufactured in park; Double wide; Built in 1976; Updated/remodeled
• Construction: Composition roof; Manufactured home (Lancer)
• Exterior features: Carport awning; Porch awning; Storage area; Shed(s); Auto sprinkler front and rear; Landscaped front and back

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-clean oven; Free-standing electric oven/range; Pantry cabinet; Stone countertop; Laminate countertop
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Laminate; Tile; Linoleum; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Electric heating; Ceiling fan(s); Wall units; Window units; Multiple HVAC units; Other cooling/heating options
• Interior features: Updated/remodeled interior; Covered deck and porch; Cathedral/vaulted living room ceiling; Dining and living room combined; Pantry cabinet; Stone and laminate counters; Dual pane windows with coverings and screens; Furnished negotiable; Pets allowed (size limit)
• Laundry & utility: Inside laundry room; Washer and dryer included; Washer/dryer stacked included; Electric hookup (220 volts in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 2.3% in Diamond Springs — 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 47/100 on livability (#1,239 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D-, amenities F, commute F.
• El Dorado Union High (suburban): math 44% / reading 69% proficiency, ranked #89 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Buckeye Elementary (364 students, 42% FRL); Camerado Springs Middle (479 students, 23% FRL); Union Mine High (math 31% / reading 66%, grade D, #373 of 1,170 statewide, top 32%, 1,066 students, 38% FRL).
• Market conditions: Rents rising (+2.9%/yr); 237 active listings in the ZIP; high-income renter base; 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.86% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.99×
• Total profit: $32,965
• Equity at exit: $17,743

10-year hold

• IRR: 31.8%
• Equity multiple: 3.86×
• Total profit: $95,249
• Equity at exit: $10,289

Cash invested: $33,320 (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 95682

• Rents YoY: 2.9%
• Active inventory: 237
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $824

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 55%

Sensitivity live

Price	-10% $907	-5% $866	+0% $824	+5% $783	+10% $742
Rent	-10% $660	-5% $742	+0% $824	+5% $907	+10% $989
Rate	-1.0pp $884	-0.5pp $855	base $824	+0.5pp $794	+1.0pp $762

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-13
   statusdays on market $119,000 Pending 98 DOM
2. 2026-06-09
   days on market $119,000 Active 97 DOM
3. 2026-06-08
   days on market $119,000 Active 96 DOM
4. 2026-06-07
   days on market $119,000 Active 95 DOM
5. 2026-06-03
   days on market $119,000 Active 91 DOM
6. 2026-06-02
   days on market $119,000 Active 90 DOM
7. 2026-06-01
   days on market $119,000 Active 89 DOM
8. 2026-05-31
   days on market $119,000 Active 88 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,015
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$3,462
• Taxable income: $8,505
• Est. tax owed @ 24.0%: −$2,041
• After-tax cash flow: $7,852/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: El Dorado Union High
• NCES district ID: 0612070
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 69% ▬ 0.00%
• Median HH income: $78,936
• Composite: 50.84/100
• National rank: #1798
• State rank: #89 of 517 in CA

Livability — Diamond Springs

• Score: 47/100
• State rank: #1239
• US rank: #26264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Springs, CA
• County: El Dorado County · 144,198 people
• City population: 6,362
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 30,065
• Household income: $122,436
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 634.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Portuguese 3% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -417.68%
• Current HPI: 279.3817
• Rent YoY: ▲ 2.86%
• Metro: Sacramento-Roseville-Folsom, CA
• 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