4641 Meadland Dr

Camino, CA 95667

$150,000B-

2 bd · 1.0 ba · 1,000 sqft · Built 1964 · Land · Pending · 10 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,828/mo
• Mortgage (P&I): −$787
• Tax + insurance: −$214
• HOA: −$0
• Vac / Maint / Mgmt: −$384
• Net cashflow: $443/mo
• Annual: $5,322/yr
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• 1% rule: 1.22%
• Cash to close: $42,000

Investor read

• This is a 2-bed/1.0-bath land listed at $150k.
• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Location reads 62/100 on livability (#480 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Gold Oak Union Elementary (rural): math 25% / reading 44% proficiency, ranked #262 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gold Oak Elementary (math 32% / reading 47%, grade F, #621 of 1,571 statewide, top 42%, 311 students, 39% FRL); Pleasant Valley Middle (math 17% / reading 37%, grade F, #242 of 498 statewide, top 50%, 155 students, 39% FRL); El Dorado High (math 30% / reading 60%, grade D-, #425 of 1,170 statewide, top 37%, 1,224 students, 30% FRL).
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; solid renter incomes; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• Current owner paid $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• Climate carrying-cost: severe flood risk; 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.
• Cap rate 10.4% vs local median 2.5% in Camino — 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.

Questions for listing agent

• Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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.
• 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.
• 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.