6000 10th St #10 · Sheridan, CA 95681

$129,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 23 Days on market

Built 2001 Good condition 5.04 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.6/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Price adjustment! Welcome to peaceful country-style living in Sheridan. This well-maintained 3 bedroom, 2 bathroom home offers 1,056 square feet of comfortable living space in a quiet and private neighborhood that feels miles away from the hustle and bustle. Major updates have already been completed for you, including a NEW ROOF rated for SOLAR panels, a NEW HVAC system and flooring installed in 2024. Inside you'll love the vaulted ceilings, lots of windows, and an open floor plan that creates a bright and spacious feel throughout. The kitchen features an island, plenty of cabinets for ample storage, plus a new dishwasher and over-the-range microwave. Step outside and enjoy beautiful pastur

Key facts

• Open floor plan
• Spacious shed
• New composition roof

Tags

• NEW COMPOSITION ROOF
• NEW HVAC SYSTEM
• VAULTED CEILINGS
• OPEN FLOOR PLAN
• COVERED BACK DECK
• SPACIOUS SHED

Property features AI

Finance

• Other: Located in Sheridan, CA 95681
• Financial info: Land lease: No (land lease amount listed separately)
• HOA & community: No association; Not a senior community

Exterior

• Parking: Attached covered parking
• Utilities: 220 volts in kitchen; Public water; Public sewer
• Home design: Manufactured in park, double wide; Built in 2001
• Construction: Composition roof; Manufacturer: HBOS Manufacturing LP (Golden West make)
• Exterior features: Fenced yard; Carport awning; Storage area and shed(s); Front yard and garden; Private court lot with regular shape

Interior

• Kitchen: Free standing gas range and free standing gas oven; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub, tub with shower over, and separate shower stall(s)
• Heating & cooling: Central heating; Central air conditioning and ceiling fans
• Interior features: Cathedral/vaulted great room; Great room / living area; Breakfast area and kitchen island with laminate counters; Dining area combined with family/dining room; Porch steps, covered deck, covered patio and porch; Pets allowed
• Laundry & utility: Laundry hookups inside (inside room/area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,193 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B+; Watch: housing D, schools F, amenities F.
• Western Placer Unified (suburban): math 39% / reading 56% proficiency, ranked #148 of 517 in CA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $892 of loan paydown is wiped out by about $960 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.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.20×
• Total profit: $7,152
• Equity at exit: $32,728

10-year hold

• IRR: 10.5%
• Equity multiple: 2.06×
• Total profit: $38,147
• Equity at exit: $35,740

Cash invested: $36,120 (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 95681

• Home prices YoY: -0.2%
• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $241

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 78%

Sensitivity live

Price	-10% $330	-5% $286	+0% $241	+5% $196	+10% $152
Rent	-10% $128	-5% $184	+0% $241	+5% $298	+10% $354
Rate	-1.0pp $306	-0.5pp $274	base $241	+0.5pp $208	+1.0pp $174

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $129,000 Active 23 DOM
2. 2026-06-18
   days on market $129,000 Active 20 DOM
3. 2026-06-17
   days on market $129,000 Active 19 DOM
4. 2026-06-16
   pricedays on market $129,000 Active 18 DOM
5. 2026-06-15
   days on market $150,000 Active 17 DOM
6. 2026-06-13
   days on market $150,000 Active 15 DOM
7. 2026-06-13
   days on market $150,000 Active 14 DOM
8. 2026-06-09
   days on market $150,000 Active 11 DOM
9. 2026-06-08
   days on market $150,000 Active 10 DOM
10. 2026-06-07
    days on market $150,000 Active 9 DOM
11. 2026-06-03
    days on market $150,000 Active 5 DOM
12. 2026-06-02
    days on market $150,000 Active 4 DOM
13. 2026-06-01
    days on market $150,000 Active 3 DOM
14. 2026-05-31
    days on market $150,000 Active 2 DOM

ⓘ 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: $17,202
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,753
• Taxable income: $891
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $2,678/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 · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Sheridan offers a good condition with updated interiors and a good roof. It has a good foundation and structure, and the HVAC system is in good condition. The home is in need of some landscaping and painting to further increase its value.

Repairs flagged

• Minor Landscaping — The grass appears to be dry and could benefit from some watering and maintenance.

Value-add opportunities

• Resale Landscaping — A well-maintained lawn and landscaping can significantly increase the home's curb appeal and resale value.
• Resale Painting — Painting the exterior and interior can refresh the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The grass appears to be dry and could benefit from some watering and maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Landscaping — A well-maintained lawn and landscaping can significantly increase the home's curb appeal and resale value. ↑
• Resale Painting — Painting the exterior and interior can refresh the home's appearance and increase its value. ↑

ⓘ 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: Western Placer Unified
• NCES district ID: 0642140
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $73,025
• Composite: 42.84/100
• National rank: #3130
• State rank: #148 of 517 in CA

Livability — Sheridan

• Score: 48/100
• State rank: #1193
• US rank: #26048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheridan, CA
• City population: 1,525
• Population (ZIP): 1,525

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 25% Black 3% Native American 2% Two or more races 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Subsaharan African 14% Slovak 6% Iranian 3%
• Foreign-born: 20% · Canada
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 11%

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: ▼ -0.74%
• Current HPI: 331.0045
• 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