4700 Old French Town Rd #39 · Diamond Springs, CA 95682

$174,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 27 Days on market

Built 1976 Est $194k · 10% 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 +28.9/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 Greenwood Estates! A well-maintained 55+ community with easy access to highway 50. This thoughtfully updated home offers the perfect blend of comfort, style, and easy living. Features two generously sized bedrooms, each with its own private en-suite bathroom. The open and airy floor plan includes a family room, living room, and dining area, all bathed in natural light, creating a warm and spacious feel throughout. A dedicated laundry area adds everyday convenience, with washer and dryer included. Recent upgrades include newer laminate flooring, plush carpeting, dual-pane windows, an updated electrical panel with new breakers, and refreshed bathrooms. Step outside to a newer deck,

Key facts

• Dual-pane windows
• 2 parking spots
• Built 1976

Tags

• EASY ACCESS TO HIGHWAY 50
• PRIVATE EN-SUITE BATHROOM
• DEDICATED LAUNDRY AREA
• NEWER LAMINATE FLOORING
• DUAL-PANE WINDOWS
• UPDATED ELECTRICAL PANEL

Property features AI

Finance

• Other: Land lease: No (listed land lease amount provided separately)
• HOA & community: No homeowners association; Located in a senior community (55+)

Exterior

• Parking: Off-street covered parking, no garage
• Utilities: Public water; Public sewer; 220V outlet in kitchen; Propane available; Cable available; Internet available
• Home design: Manufactured in-park double wide; Built in 1976; Lancer make (mobile home)
• Construction: Composition roof; Aluminum skirting
• Exterior features: Landscape maintenance/miscellaneous landscaping

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal; Breakfast area; Pantry cabinet; Dining bar
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Low-flow toilets; Shower stalls
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Dual-pane windows with weather stripping; Living room with custom features
• Laundry & utility: Inside laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4700 Old French Town #71	0.20mi	2/2.0	1,440 (0%)	13mo	$195,000	$135	80
4700 Old French Town Rd #25	0.03mi	3/2.0 (+1)	1,450 (+1%)	17mo	$250,000	$172	78
4700 Old French Town Rd #74	0.20mi	2/2.0	1,440 (0%)	15mo	$185,000	$128	78
4700 Old Frenchtown Rd #61	0.09mi	2/2.0	1,440 (0%)	22mo	$158,000	$110	77
4700 Old French Town Rd #29	0.05mi	3/2.0 (+1)	1,512 (+5%)	18mo	$285,000	$188	69
4700 Old French Town Rd #12	0.03mi	3/2.0 (+1)	1,332 (-8%)	15mo	$179,800	$135	68
4700 Old French Town Rd #2	0.09mi	2/2.0	1,536 (+7%)	24mo	$109,000	$71	65
4700 Old French Town Rd #5	0.07mi	3/2.0 (+1)	1,615 (+12%)	9mo	$280,000	$173	64
4919 Mother Lode Dr	0.50mi	2/2.0	1,512 (+5%)	8mo	$479,000	$317	62
4700 Old French Town Rd #102	0.14mi	2/2.0	1,608 (+12%)	21mo	$143,000	$89	56
5381 Pyramid Peak Dr	0.71mi	2/2.0	1,248 (-13%)	16mo	$429,000	$344	32

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $9,074
• Equity at exit: $26,078

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $55,276
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $592

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 69%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $174,900 Active 27 DOM
2. 2026-06-17
   days on market $174,900 Active 26 DOM
3. 2026-06-16
   days on market $174,900 Active 25 DOM
4. 2026-06-15
   days on market $174,900 Active 24 DOM
5. 2026-06-13
   days on market $174,900 Active 22 DOM
6. 2026-06-09
   days on market $174,900 Active 18 DOM
7. 2026-06-08
   days on market $174,900 Active 17 DOM
8. 2026-06-07
   pricedays on market $174,900 Active 16 DOM
9. 2026-06-03
   days on market $189,000 Active 12 DOM
10. 2026-06-02
    days on market $189,000 Active 11 DOM
11. 2026-06-01
    days on market $189,000 Active 10 DOM
12. 2026-05-31
    days on market $189,000 Active 9 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 · 15 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: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$5,088
• Taxable income: $4,592
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $6,001/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

• Census place: Diamond Springs, CA
• 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