4290 Rancho Montes Dr · Diamond Springs, CA 95667

$210,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 64 Days on market

Built 1982 5.02 ac lot Est $407k · 48% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape the noise without sacrificing convenience in this unique barndominium retreat in Placerville. Situated on 5 usable acres, this 2-bedroom, 1-bath home offers the perfect blend of rural charm and functional living. Ideal for locals seeking space or buyers looking for a peaceful foothill getaway within a manageable drive. The property provides room to roam, garden, store equipment, or simply enjoy the privacy and natural surroundings that El Dorado County is known for. Whether you're envisioning a full-time residence, weekend escape, or investment opportunity, the versatility of this barndominium delivers. Located just a short drive from outdoor destinations including hiking, wineries,

Key facts

• 5 usable acres
• Foothill living
• Outdoor destinations

Tags

• 5 USABLE ACRES
• OUTDOOR DESTINATIONS
• YEAR-ROUND ADVENTURE
• FOOTHILL LIVING
• ONE OF A KIND OPPORTUNITY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No garage
• Utilities: Well water; Septic system; 220 volt electric service; Internet available; Underground utilities; Irrigation: other
• Home design: Single-family residence (custom); Fixer / original condition; Built in 1982; One story entry with two interior levels; Shingle and wood roof
• Construction: Shingle and wood roofing; Built in 1982; Other structures: shed(s) and storage
• Exterior features: Balcony; Garden areas; Other yard features; Shed(s) / storage structure(s)

Interior

• Kitchen: Pantry cabinet; Insulated water heater; Electric water heater
• Bedrooms: 2 bedrooms (main level); Loft on the upper level
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom with shower stall and window; Accessible full bath
• Heating & cooling: Fireplace; Wood stove; Ceiling fans; Wall cooling unit; Window cooling units
• Interior features: Accessible doors; Accessible full bathroom; Accessible kitchen; Roof deck; Caulked/sealed windows; Concrete flooring; Living room with a view; Pantry cabinet; Two-level interior with a loft
• Laundry & utility: No laundry hook-ups specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/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 $188k (10.6% below list).
• Recommended offer: $188k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: schools D, crime D-, amenities F.
• Pioneer Union Elementary (rural): math 30% / reading 55% proficiency, ranked #638 of 1,400 in CA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.5%/yr); 351 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $210k implies a 2233% gain — meaningful room to come down on a strong offer.

Recommended offer $187,693 (10.6% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $407,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3431 Elderberry Rd	0.61mi	3/2.0 (+1)	1,134 (+3%)	2mo	$420,000	$370	56

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,436
• Equity at exit: $31,312

10-year hold

• IRR: 10.5%
• Equity multiple: 1.98×
• Total profit: $57,692
• Equity at exit: $18,157

Cash invested: $58,800 (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 95667

• Rents YoY: 12.5%
• Active inventory: 351
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $248

Break-even live

Break-even rent $1,563

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $367	-5% $307	+0% $248	+5% $188	+10% $129
Rent	-10% $99	-5% $174	+0% $248	+5% $322	+10% $396
Rate	-1.0pp $353	-0.5pp $301	base $248	+0.5pp $193	+1.0pp $138

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $210,000 Active 64 DOM
2. 2026-06-18
   days on market $210,000 Active 63 DOM
3. 2026-06-17
   days on market $210,000 Active 62 DOM
4. 2026-06-16
   days on market $210,000 Active 61 DOM
5. 2026-06-15
   days on market $210,000 Active 60 DOM
6. 2026-06-13
   days on market $210,000 Active 58 DOM
7. 2026-06-13
   days on market $210,000 Active 57 DOM
8. 2026-06-10
   days on market $210,000 Active 55 DOM
9. 2026-06-09
   days on market $210,000 Active 54 DOM
10. 2026-06-08
    days on market $210,000 Active 53 DOM
11. 2026-06-07
    days on market $210,000 Active 52 DOM
12. 2026-06-05
    days on market $210,000 Active 49 DOM
13. 2026-06-03
    days on market $210,000 Active 48 DOM
14. 2026-06-02
    days on market $210,000 Active 47 DOM
15. 2026-06-01
    days on market $210,000 Active 46 DOM
16. 2026-05-31
    days on market $210,000 Active 45 DOM
17. 1980-01-29
    soldstatus $9,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$1,041/yr (+$87/mo · 187.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,523
• − Mortgage interest: −$11,763
• − Property taxes: −$555
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$6,109
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $3,107/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: Pioneer Union Elementary
• NCES district ID: 0630480
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $52,807
• Composite: 39.11/100
• National rank: #8246
• State rank: #638 of 1400 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

• County: El Dorado County · 144,198 people
• City population: 6,362
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,830
• Household income: $89,938
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 1147.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -480.50%
• Current HPI: 262.6014
• Rent YoY: ▲ 12.48%
• 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

Price history

1 event — show timeline

• 1980-01-29 Sold (Public Records) $9,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $555 · +1.3% YoY. Source: county tax records.