4700 Old French Town Rd #94 · Diamond Springs, CA 95682

$179,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 84 Days on market

Built 1978 Est $194k · 8% 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 +28.0/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Charming Mobile Home in Greenstone Estates, 55+ Community with Spacious floorplan and covered Deck Welcome to this beautifully maintained 2-bedroom, 2-bath mobile home located in a peaceful senior community. This home offers a spacious and open floorplan, perfect for relaxing or entertaining guests. The heart of the home is the inviting living room, which opens directly onto a gorgeous covered deck, ideal for morning coffee or enjoying cool evening breezes. Pride of ownership is evident throughout the property, especially in the lushly landscaped yard, which adds both curb appeal and tranquility to the outdoor space. Additional features include: Bright kitchen with ample cabinetry and cou

Key facts

• Covered deck
• Bright kitchen
• Central heat and air

Tags

• COVERED DECK
• LUSHLY LANDSCAPED YARD
• BRIGHT KITCHEN
• CONVENIENT STORAGE SHED
• CENTRAL HEAT AND AIR
• COVERED CARPORT PARKING

Property features AI

Finance

• Other: Located in a land-lease park
• Financial info: Land lease amount applies
• HOA & community: Not part of an association; Located in a senior community; Land lease community (land lease fee applies)

Exterior

• Parking: Guest parking available
• Utilities: Public water; Public sewer; Cable available; Individual electric meter; 220V in kitchen; 220V in laundry
• Home design: Manufactured in-park double wide; Sherwood make; Built in 1978
• Construction: Metal skirting; Composition roof; Double wide manufactured home
• Exterior features: Carport awning; Backyard and front yard; Shed(s); Other yard features

Interior

• Kitchen: Built-in electric oven; Built-in electric range; Electric cooktop; Dishwasher; Disposal; Free-standing refrigerator; Laminate counters
• Bedrooms: 2 bedrooms (including a master bedroom)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; Double sinks; Sunken tub; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Electric heating; Pellet stove; Central air conditioning; Ceiling fans
• Interior features: Built-in electric oven and range; Electric cooktop; Dishwasher; Disposal; Free-standing refrigerator; Pellet stove fireplace (1); Covered deck and porch steps; Great room living area; Laminate countertops; Dining/Living combo
• Laundry & utility: Laundry inside the home; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $194,400
• 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	0.04mi	2/2.0	1,440 (0%)	13mo	$195,000	$135	87
4700 Old French Town Rd #74	0.07mi	2/2.0	1,440 (0%)	15mo	$185,000	$128	84
4700 Old Frenchtown Rd #61	0.08mi	2/2.0	1,440 (0%)	22mo	$158,000	$110	78
4700 Old French Town Rd #25	0.18mi	3/2.0 (+1)	1,450 (+1%)	17mo	$250,000	$172	71
4700 Old French Town Rd #2	0.12mi	2/2.0	1,536 (+7%)	24mo	$109,000	$71	64
4700 Old French Town Rd #12	0.17mi	3/2.0 (+1)	1,332 (-8%)	15mo	$179,800	$135	62
4700 Old French Town Rd #29	0.21mi	3/2.0 (+1)	1,512 (+5%)	18mo	$285,000	$188	62
4700 Old French Town Rd #102	0.05mi	2/2.0	1,608 (+12%)	21mo	$143,000	$89	61
4700 Old French Town Rd #5	0.14mi	3/2.0 (+1)	1,615 (+12%)	9mo	$280,000	$173	61
4919 Mother Lode Dr	0.59mi	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: 3.3%
• Equity multiple: 1.13×
• Total profit: $6,304
• Equity at exit: $26,764

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $50,257
• Equity at exit: $15,520

Cash invested: $50,260 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $560

Break-even live

Break-even rent $1,570

Max offer price $179,500

Occupancy floor 70%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $179,500 Active 84 DOM
2. 2026-06-17
   days on market $179,500 Active 83 DOM
3. 2026-06-16
   days on market $179,500 Active 82 DOM
4. 2026-06-15
   days on market $179,500 Active 81 DOM
5. 2026-06-13
   days on market $179,500 Active 79 DOM
6. 2026-06-09
   days on market $179,500 Active 75 DOM
7. 2026-06-08
   days on market $179,500 Active 74 DOM
8. 2026-06-07
   days on market $179,500 Active 73 DOM
9. 2026-06-03
   days on market $179,500 Active 69 DOM
10. 2026-06-02
    days on market $179,500 Active 68 DOM
11. 2026-06-01
    days on market $179,500 Active 67 DOM
12. 2026-05-31
    days on market $179,500 Active 66 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 6 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: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$5,222
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $5,736/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