111 - 115 Ponderosa Way · Colfax, CA 95713

$425,000

1 bd · 1.0 ba · 1,040 sqft · MultiFamily public records · 14 Days on market

Built 1955 0.50 ac lot

---

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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Two adorable cottages on one approximately 1/2 acre lot, located in Colfax. Reduce your living expenses dramatically. Build equity and keep a strong rental stream. Live in one rent the other, multi generational living, Short term rental, AirB & B, Traveling nurse, home office/Studio? Unit one is a 2 bedroom 1 bath. Vinyl flooring throughout. Kitchen includes stove, refrigerator and granite counters. with separate laundry room including washer, dryer and storage. Unit 2 is a 1 bedroom 1 bath. Living are and bedroom have original hardwood flooring that has been refinished. Kitchen includes range. Laundry facility including washer and dryer and storage in basement. General maintenance on

Key facts

• Strong rental stream
• Home office
• 0.5 acre lot

Tags

• APPROXIMATELY 1/2 ACRE LOT
• STRONG RENTAL STREAM
• MULTI GENERATIONAL LIVING
• HOME OFFICE
• SEPARATE LAUNDRY ROOM
• LAUNDRY FACILITY IN BASEMENT

Property features AI

Finance

• Other: Property address: 111-115 Ponderosa Way, Colfax, CA 95713; Includes two units (one unit has private entry)
• HOA & community: No association

Exterior

• Parking: No garage; Gravel driveway/sidewalks
• Utilities: Internet available; Water from public water district; Sewer via septic system; Irrigation connected to public district
• Home design: Residential property with two houses on one lot; Detached; Single-story; Second unit/ADU present; Built in 1955; Updated/remodeled
• Construction: Composition roof; Detached construction
• Exterior features: Fire pit; Storage structure on property; Regular-shaped lot

Interior

• Kitchen: Granite and laminate counters; Free-standing refrigerator; Free-standing electric range; Microwave
• Bedrooms: 2 bedrooms (main level)
• Flooring: Simulated wood flooring
• Bathrooms: 1 full bathroom with tub/shower over and a window
• Heating & cooling: Wall furnace heating; Wall-mounted cooling unit(s)
• Interior features: Updated/remodeled condition; Deck attached to the living room; Unfinished basement; Dual-pane full windows; Total of 5 rooms
• Laundry & utility: Washer and dryer included (in basement); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive. Per door: $249/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $425k).
• Cap rate 8.4% vs local median 2.5% in Colfax — 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 71/100 on livability (#216 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 105 active listings in the ZIP; solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• At $4,328/mo this rent would consume 59% of the median local household income ($88k/yr) (locally 209% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $219k; list at $425k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $425,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 8.2

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-21,428
• Equity at exit: $63,369

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $42,159
• Equity at exit: $36,746

Cash invested: $119,000 (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 95713

• Active inventory: 105
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $4,328 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$267 /mo · $3,203/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $746

Break-even live

Break-even rent $3,383

Max offer price $425,000

Occupancy floor 78%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,329
Total (3 units)			$4,328

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $425,000 Active 14 DOM
2. 2026-06-17
   days on market $425,000 Active 13 DOM
3. 2026-06-16
   days on market $425,000 Active 12 DOM
4. 2026-06-15
   days on market $425,000 Active 11 DOM
5. 2026-06-13
   days on market $425,000 Active 9 DOM
6. 2026-06-13
   days on market $425,000 Active 8 DOM
7. 2026-06-10
   price $425,000 Active 5 DOM
8. 2026-06-09
   days on market $460,000 Active 5 DOM
9. 2026-06-08
   days on market $460,000 Active 4 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $460,000 Active 3 DOM

ⓘ 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: $3,203 · $267/mo
• Projected year-2 tax: $3,230 · $269/mo
• Expected delta: +$27/yr (+$2/mo · 0.8%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,936
• − Mortgage interest: −$23,807
• − Property taxes: −$3,203
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,155
• − Management: −$4,155
• − Depreciation: −$12,364
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $8,446/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — Colfax

• Score: 71/100
• State rank: #216
• US rank: #6827

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Placer County · 390,510 people
• City population: 9,448
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 9,448
• Household income: $87,839
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 209.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.00%
• Current HPI: 238.8248
• Rent YoY: —
• 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

+516.9% since first listed

2 events — show timeline

• 2015-09-30 Sold (Public Records) $219,000 Public Records
• 1977-08-29 Sold (Public Records) $35,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,203 · -0.1% YoY. Source: county tax records.