27901 Salt Springs Rd · Amador Pines, CA 95666

$130,000

3 bd · 2.0 ba · 1,168 sqft · Other public records · 75 Days on market

Built 1989 2.12 ac lot $17/mo HOA · 1% of rent

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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 +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investor or contractor, home on land needs complete rehab.... Call agent for more picture or details

Key facts

• 2.12 acre lot
• Built 1989
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.9% in Amador 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Amador County Unified (town): math 23% / reading 37% proficiency, ranked #330 of 517 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 152 active listings in the ZIP; 66 units permitted in Amador County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Amador County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.53×
• Total profit: $19,399
• Equity at exit: $19,383

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $69,092
• Equity at exit: $11,240

Cash invested: $36,400 (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 95666

• Active inventory: 152
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$54
• HOA: −$17
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $635

Break-even live

Break-even rent $1,148

Max offer price $130,000

Occupancy floor 62%

Sensitivity live

Price	-10% $708	-5% $672	+0% $635	+5% $598	+10% $561
Rent	-10% $481	-5% $558	+0% $635	+5% $712	+10% $789
Rate	-1.0pp $700	-0.5pp $668	base $635	+0.5pp $601	+1.0pp $567

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 75 DOM
2. 2026-06-18
   days on market $130,000 Active 72 DOM
3. 2026-06-17
   days on market $130,000 Active 71 DOM
4. 2026-06-16
   days on market $130,000 Active 70 DOM
5. 2026-06-15
   days on market $130,000 Active 69 DOM
6. 2026-06-13
   days on market $130,000 Active 67 DOM
7. 2026-06-13
   days on market $130,000 Active 66 DOM
8. 2026-06-09
   days on market $130,000 Active 63 DOM
9. 2026-06-08
   days on market $130,000 Active 62 DOM
10. 2026-06-07
    days on market $130,000 Active 61 DOM
11. 2026-06-05
    days on market $130,000 Active 58 DOM
12. 2026-06-03
    days on market $130,000 Active 57 DOM
13. 2026-06-02
    days on market $130,000 Active 56 DOM
14. 2026-06-01
    days on market $130,000 Active 55 DOM
15. 2026-05-31
    days on market $130,000 Active 54 DOM
16. 2026-04-27
    status Active 122-char remark

    Show marketing remark (122 chars)

    Great opportunity for investor or contractor, home on land needs complete rehab.... Call agent for more picture or details

17. 2026-04-23
    historical Active Under Contract 122-char remark

    Show marketing remark (122 chars)

    Great opportunity for investor or contractor, home on land needs complete rehab.... Call agent for more picture or details

18. 2026-04-07
    listed $160,000 Active 122-char remark

    Show marketing remark (122 chars)

    Great opportunity for investor or contractor, home on land needs complete rehab.... Call agent for more picture or details

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/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 4/10 Moderate 6 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,418
• − Mortgage interest: −$7,282
• − Property taxes: −$1,848
• − Insurance: −$650
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$204
• − Depreciation: −$3,782
• Taxable income: $5,905
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $6,200/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: Amador County Unified
• NCES district ID: 0602450
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $55,428
• Composite: 26.67/100
• National rank: #7163
• State rank: #330 of 517 in CA

Livability — Amador Pines

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Amador Pines, CA
• Population (ZIP): 6,089

Population outlook (Amador County) Hauer SSP2

• Today (2025): 35,295 people
• By 2030: 34,147 · -3.3%
• By 2040: 31,618 · -10.4%
• By 2050: 29,913 · -15.2%
• By 2075: 27,308 · -22.6%
• By 2100: 23,465 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Scottish 4% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Amador

• 2024 margin: Strong R (+27.8) · D 34.7% · R 62.6% · Other 2.7%
• 2008→2024 swing: -13.2pp toward R · 2008: -14.6pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+24.4 2016: R+25.2 2012: R+19.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.84%
• Current HPI: 143.0962
• 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

3 events — show timeline

• 2026-04-27 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-23 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-07 Listed $160,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1.9%/yr

Latest (2025): $1,848 · +1.9% YoY. Source: county tax records.