4700 Old Frenchtown #96 · Diamond Springs, CA 95682

$182,000

2 bd · 2.0 ba · 1,437 sqft · Manufactured · 1 Days on market

Built 1977 Est $194k · 6% under

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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 +27.6/30.0
• ARV discount +10.3/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• 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, where comfort, style, and easy living come together in this beautifully UPDATED 2-bedroom, 2-bath home offering 1,437 square feet of thoughtfully designed living space. Step inside to discover a spacious living room and formal dining area, perfect for entertaining guests or enjoying quiet evenings at home. The UPDATED KITCHEN features granite countertops, ample cabinetry, and a functional layout that opens to the cozy family room, creating a warm and inviting space for gathering with family and friends. The generously sized primary suite serves as a private retreat, complete with abundant closet space and an en-suite bath. The second bedroom is ideal for gues

Key facts

• Covered front porch
• Newer roof
• Updated kitchen

Tags

• UPDATED KITCHEN
• COVERED FRONT PORCH
• ENCLOSED PORCH
• PRIVATE FENCED BACKYARD OASIS
• RAISED GARDEN BED
• NEWER ROOF

Property features AI

Finance

• Other: Land lease: No
• HOA & community: No association; Located in a senior community

Exterior

• Parking: Attached parking; Guest parking available; No garage (carport/awning present)
• Utilities: Solar utilities; Photovoltaic system (power production type listed); 220 volts in kitchen; Public sewer; Public/water district supply
• Home design: Manufactured in park (double wide); Updated/remodeled; Built in 1977
• Construction: Wood skirting; Mountain Home manufacturer; Shingle/see remarks roof
• Exterior features: Fenced yard; Private lot with landscaped front and back; Dog run/kennel; Shed(s); Carport awning; Porch awning; Uncovered patio; Enclosed patio

Interior

• Kitchen: Stone countertops; Free standing refrigerator; Dishwasher; Disposal; Free standing electric range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms; Includes tub and shower stall(s)
• Heating & cooling: Central cooling; Central heating; Propane stove (gas piped fireplace noted); See remarks for additional heating details
• Interior features: Accessible approach with ramp; Living room with attached deck; Dining and living rooms combined; Enclosed and uncovered patio areas; Porch with steps; Carpeted porch
• Laundry & utility: Washer and dryer included inside laundry room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Cap rate 9.9% 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.
• 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.
• Market conditions: Rents rising (+2.9%/yr); 236 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 $1k of loan paydown is wiped out by about $5k 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 $51k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $193,995
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4700 Old French Town #71	0.06mi	2/2.0	1,440 (+0%)	13mo	$195,000	$135	86
4700 Old French Town Rd #74	0.07mi	2/2.0	1,440 (+0%)	15mo	$185,000	$128	84
4700 Old Frenchtown Rd #61	0.06mi	2/2.0	1,440 (+0%)	22mo	$158,000	$110	78
4700 Old French Town Rd #25	0.16mi	3/2.0 (+1)	1,450 (+1%)	17mo	$250,000	$172	72
4700 Old French Town Rd #2	0.09mi	2/2.0	1,536 (+7%)	24mo	$109,000	$71	64
4700 Old French Town Rd #12	0.14mi	3/2.0 (+1)	1,332 (-7%)	15mo	$179,800	$135	64
4700 Old French Town Rd #29	0.18mi	3/2.0 (+1)	1,512 (+5%)	18mo	$285,000	$188	62
4700 Old French Town Rd #5	0.11mi	3/2.0 (+1)	1,615 (+12%)	9mo	$280,000	$173	62
4700 Old French Town Rd #102	0.03mi	2/2.0	1,608 (+12%)	21mo	$143,000	$89	61
4919 Mother Lode Dr	0.56mi	2/2.0	1,512 (+5%)	8mo	$479,000	$317	58

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $4,799
• Equity at exit: $27,137

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $47,529
• Equity at exit: $15,736

Cash invested: $50,960 (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: 236
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$954
• Tax est. 1.5%: −$228 /mo · $2,730/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $543

Break-even live

Break-even rent $1,592

Max offer price $182,000

Occupancy floor 71%

Sensitivity live

Price	-10% $669	-5% $606	+0% $543	+5% $480	+10% $417
Rent	-10% $363	-5% $453	+0% $543	+5% $633	+10% $723
Rate	-1.0pp $635	-0.5pp $589	base $543	+0.5pp $496	+1.0pp $448

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $182,000 Active 1 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 · 14 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: $27,352
• − Mortgage interest: −$10,195
• − Property taxes: −$2,730
• − Insurance: −$910
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$5,295
• Taxable income: $3,846
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $5,592/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

• 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