18725 Hwy 108 #54 #54 · Jamestown, CA 95327

$46,500

3 bd · 1.0 ba · 720 sqft · Manufactured · 27 Days on market

Built 1979 Poor condition Est $53k · 13% 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 +30.0/30.0
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your creative ideas and sparkle. This home is in a great location in the park. Nice view of the trees from the enclosed porch and bedrooms. Appliances included. Senior park. Community pool and clubhouse. Easy access to amenities and shopping.

Key facts

• Private spot
• Inviting sun room
• Remodeled home

Tags

• REMODELED HOME
• INVITING SUN ROOM
• PRIVATE SPOT
• PEACEFUL MOUNTAIN LIVING

Property features AI

Finance

• HOA & community: WOODS CREEK MOBILE HOME PARK; Clubhouse; Community pool (in-ground); On-site laundry; Pet restrictions (cats and dogs allowed with limits and approval); Senior community; Rural setting

Exterior

• Parking: Two parking spaces per unit
• Utilities: Public water; Public sewer; Individual gas meter
• Home design: Manufactured in park (mobile home); Single wide body type; Main entry at street level
• Construction: Aluminum siding; Pillar/post/pier foundation
• Exterior features: Covered deck; Garden

Interior

• Kitchen: Stone counters; Dishwasher; Microwave; Built-in range; Refrigerator; Updated kitchen
• Bedrooms: 3 bedrooms (main entry/street level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (propane); Wall/window cooling unit(s)
• Interior features: Updated kitchen; Grab bars; Double pane windows with window coverings; Sun porch
• Laundry & utility: Washer and dryer inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $46k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.9% vs local median 4.5% in Jamestown — 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 53/100 on livability (#980 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B; Watch: housing C-, cost of living D, amenities F.
• Sonora Union High (town): math 21% / reading 59% proficiency, ranked #243 of 517 in CA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jamestown Elementary (math 17% / reading 27%, grade F, #1,179 of 1,571 statewide, top 78%, 350 students, 75% FRL); Sonora High (math 27% / reading 67%, grade D-, #389 of 1,170 statewide, top 35%, 919 students, 36% FRL).
• Market conditions: 75 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $321 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tuolumne County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $12k; list at $46k implies a 288% gain — meaningful room to come down on a strong offer.

Recommended offer $45,802 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.47% ✓
• Cap rate: 30.86%
• Cash-on-cash: 87.75%
• DSCR: 4.90
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $53,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18725 Hwy 108 #54 #54	0.00mi	3/1.0	720 (0%)	0mo	$46,500	$65	100
18725 Hwy 108 #86 #86	0.04mi	2/1.0 (-1)	720 (0%)	6mo	$42,000	$58	88
18725 Hwy 108 Space 50 #50	0.02mi	2/1.0 (-1)	800 (+11%)	18mo	$59,000	$74	61
18725 State Highway 108 Spc 33	0.05mi	2/1.0 (-1)	800 (+11%)	16mo	$65,000	$81	61
18725 State 108 Hwy Spc 3	0.10mi	2/1.0 (-1)	800 (+11%)	16mo	$65,000	$81	58
10760 Wigwam Rd #44	0.37mi	2/2.0 (-1)	792 (+10%)	17mo	$48,000	$61	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.3%
• Equity multiple: 5.08×
• Total profit: $53,131
• Equity at exit: $6,933

10-year hold

• IRR: 91.4%
• Equity multiple: 10.56×
• Total profit: $124,450
• Equity at exit: $4,020

Cash invested: $13,020 (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 95327

• Active inventory: 75
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$244
• Tax est. 1.5%: −$58 /mo · $698/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $952

Break-even live

Break-even rent $407

Max offer price $46,500

Occupancy floor 36%

Sensitivity live

Price	-10% $984	-5% $968	+0% $952	+5% $936	+10% $920
Rent	-10% $825	-5% $888	+0% $952	+5% $1,016	+10% $1,079
Rate	-1.0pp $976	-0.5pp $964	base $952	+0.5pp $940	+1.0pp $928

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: $11,625
• Closing costs: $1,395
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-05
   statusdays on market $46,500 Pending 27 DOM
2. 2026-06-03
   days on market $46,500 Active Under Contract 26 DOM
3. 2026-06-02
   days on market $46,500 Active Under Contract 25 DOM
4. 2026-06-01
   days on market $46,500 Active Under Contract 24 DOM
5. 2026-05-31
   days on market $46,500 Active Under Contract 23 DOM
6. 2026-05-30
   days on market $46,500 Active Under Contract 22 DOM
7. 2026-05-22
   historical Active Under Contract
8. 2026-05-08
   listed $46,500 Active
9. 2025-08-30
   historical
10. 2025-04-19
    listed Active
11. 2019-11-26
    soldstatus $12,000 248-char remark

    Show marketing remark (248 chars)

    Bring your creative ideas and sparkle. This home is in a great location in the park. Nice view of the trees from the enclosed porch and bedrooms. Appliances included. Senior park. Community pool and clubhouse. Easy access to amenities and shopping.

12. 2019-08-21
    listed $16,999 248-char remark

    Show marketing remark (248 chars)

    Bring your creative ideas and sparkle. This home is in a great location in the park. Nice view of the trees from the enclosed porch and bedrooms. Appliances included. Senior park. Community pool and clubhouse. Easy access to amenities and shopping.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,344
• − Mortgage interest: −$2,605
• − Property taxes: −$698
• − Insurance: −$232
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$1,353
• Taxable income: $11,362
• Est. tax owed @ 24.0%: −$2,727
• After-tax cash flow: $8,699/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and painting to improve its condition and value. Significant updates to the exterior and interior are needed to make it move-in ready.

Repairs flagged

• Major deck — Severe wear and tear
• Major paint — Peeling paint

Value-add opportunities

• Both painting the entire exterior — Enhances curb appeal and value
• Both replacing the deck — Improves safety and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck · Severe wear and tear	Major	$15,000–50,000
paint · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both painting the entire exterior — Enhances curb appeal and value ↑
• Both replacing the deck — Improves safety and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sonora Union High
• NCES district ID: 0637260
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $40,252
• Composite: 33.41/100
• National rank: #5470
• State rank: #243 of 517 in CA

Livability — Jamestown

• Score: 53/100
• State rank: #980
• US rank: #24642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, CA
• Population (ZIP): 8,799

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 24% Two or more races 13% Black 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.96%
• Current HPI: 100.2616
• Rent YoY: —
• Metro: —
• 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

+173.5% since first listed

6 events — show timeline

• 2026-05-22 Contingent — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-08 Listed $46,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-30 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-04-19 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-11-26 Sold (MLS) $12,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-08-21 Listed $16,999 bridgeMLS, Bay East AOR, or Contra Costa AOR