456 Greenwood Dr · Meadow Vista, CA 95722

$439,000

3 bd · 2.0 ba · 1,953 sqft · SingleFamily public records · 67 Days on market

Built 1972 0.87 ac lot Est $672k · 35% under

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Why this score? — see what drove the C- 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
• Schools +4.9/10.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a fixer at a great price. Earn equity when you fix this peaceful Meadow Vista retreat. Surrounded by mature trees, the home offers serene, nature-filled views and a sense of privacy. Major updates included a roof and HVAC system that are just 5 years old, giving you a strong head start on improvements. The flexible downstairs layout provides potential for a separate living space - ideal for in-laws or guests. Upstairs, the light-filled great room creates an open, airy feel perfect for relaxing or entertaining. Storage is plentiful throughout, including an extra closet off the laundry for added convenience.

Key facts

• Adu permits
• Nature filled views
• 0.87 acre lot

Tags

• NATURE FILLED VIEWS
• SEPARATE LIVING SPACE
• ADU PERMITS
• LIGHT FILLED GREAT ROOM
• EXTRA CLOSET OFF LAUNDRY

Property features AI

Finance

• Other: Property address: 456 Greenwood Dr, Meadow Vista, CA 95722; Subdivision: Golden Oaks Acres
• HOA & community: No homeowners association

Exterior

• Parking: 1-car garage; Garage facing front; Guest parking available
• Utilities: Solar (photovoltaics); Propane tank leased; Public water with meter on site; Septic system; Electric: see remarks; No irrigation system
• Home design: Single-family residence (semi-custom); Fixer condition; Built in 1972; Two stories
• Construction: Composition roof
• Exterior features: Low-maintenance lot; No private pool or spa; No horses allowed; Paved driveway

Interior

• Kitchen: Metal/steel countertops; Pantry cabinet; Kitchen island; Free standing refrigerator; Dishwasher; Microwave; Free standing electric range
• Bedrooms: 4 bedrooms; Primary bedroom with walk-in closet and outside access
• Flooring: Laminate flooring; Additional flooring details: see remarks
• Bathrooms: 3 full bathrooms; Primary bathroom with shower stall(s); Other bathroom details: see remarks
• Heating & cooling: Central heating (electric); Central cooling (see remarks)
• Interior features: Cathedral ceiling; Wet bar; Uncovered deck; Dual-pane partial windows; One fireplace (living room and other)
• Laundry & utility: Laundry inside room on upper floor with cabinets; Electric hook-up for laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $376k (14.2% below list).
• Recommended offer: $376k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.8% in Meadow Vista — 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 60/100 on livability (#609 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing B; Watch: amenities F, commute F, cost of living F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sierra Hills Elementary (367 students, 29% FRL); Weimar Hills (398 students, 29% FRL); Colfax High (math 37% / reading 67%, grade D+, #296 of 1,170 statewide, top 27%, 666 students, 23% FRL).
• Market conditions: 69 active listings in the ZIP; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $378k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $376,452 (14.2% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 14% 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. 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $671,832
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
892 Livingston Rd	0.33mi	3/2.0	1,944 (-0%)	21mo	$560,000	$288	66
660 Cole Rd	0.32mi	3/3.0	1,862 (-5%)	11mo	$685,000	$368	64
945 Acacia Dr	0.53mi	3/2.0	1,869 (-4%)	6mo	$640,000	$342	64
612 Red Bud Ln	0.34mi	4/2.0 (+1)	2,120 (+9%)	11mo	$770,000	$363	56
970 Mill Rd	0.44mi	3/2.0	1,700 (-13%)	3mo	$585,000	$344	56
17025 Lake Arthur Rd	0.74mi	4/2.0 (+1)	1,955 (+0%)	14mo	$540,000	$276	49
1175 Meadow Ln	0.63mi	3/2.0	1,666 (-15%)	0mo	$620,000	$372	46
795 Acorn Way	0.46mi	4/2.5 (+1)	2,233 (+14%)	3mo	$585,000	$262	45
60 Maywood Ln	0.66mi	3/2.0	1,732 (-11%)	14mo	$385,000	$222	39
525 Hillside Dr	0.63mi	3/3.0	2,242 (+15%)	21mo	$785,000	$350	24

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-62,451
• Equity at exit: $65,456

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-43,376
• Equity at exit: $37,957

Cash invested: $122,920 (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 95722

• Active inventory: 69
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,765 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$352 /mo · $4,218/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $137

Break-even live

Break-even rent $3,591

Max offer price $439,000

Occupancy floor 91%

Sensitivity live

Price	-10% $386	-5% $262	+0% $137	+5% $13	+10% $-111
Rent	-10% $-160	-5% $-11	+0% $137	+5% $286	+10% $435
Rate	-1.0pp $358	-0.5pp $249	base $137	+0.5pp $24	+1.0pp $-92

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $439,000 Active 67 DOM
2. 2026-06-18
   days on market $439,000 Active 64 DOM
3. 2026-06-17
   days on market $439,000 Active 63 DOM
4. 2026-06-16
   days on market $439,000 Active 62 DOM
5. 2026-06-15
   days on market $439,000 Active 61 DOM
6. 2026-06-13
   days on market $439,000 Active 59 DOM
7. 2026-06-13
   days on market $439,000 Active 58 DOM
8. 2026-06-10
   price $439,000 Active 55 DOM
9. 2026-06-09
   days on market $449,000 Active 55 DOM
10. 2026-06-08
    days on market $449,000 Active 54 DOM
11. 2026-06-07
    days on market $449,000 Active 53 DOM
12. 2026-06-03
    days on market $449,000 Active 49 DOM
13. 2026-06-02
    days on market $449,000 Active 48 DOM
14. 2026-06-01
    days on market $449,000 Active 47 DOM
15. 2026-05-31
    days on market $449,000 Active 46 DOM
16. 2021-07-30
    soldstatus $378,000
17. 2011-06-29
    soldstatus $152,000
18. 1987-10-19
    soldstatus $90,000
19. 1987-10-19
    soldstatus $90,000

ⓘ 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: $4,218 · $352/mo
• Projected year-2 tax: $4,218 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,174
• − Mortgage interest: −$24,591
• − Property taxes: −$4,218
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,614
• − Management: −$3,614
• − Depreciation: −$12,771
• Taxable loss: −$5,828
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $3,047/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — Meadow Vista

• Score: 60/100
• State rank: #609
• US rank: #19437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadow Vista, CA
• City population: 4,439
• Population (ZIP): 4,439

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 10% Asian 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 3% Cuban 5%
• Common ancestry: Slovak 4% Italian 4% Russian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 3% Korean 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -333.45%
• Current HPI: 242.048
• 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

+320.0% since first listed

4 events — show timeline

• 2021-07-30 Sold (Public Records) $378,000 Public Records
• 2011-06-29 Sold (Public Records) $152,000 Public Records
• 1987-10-19 Sold (Public Records) $90,000 Public Records
• 1987-10-19 Sold (Public Records) $90,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,218 · +2.3% YoY. Source: county tax records.