10956 Green St #186 · Columbia, CA 95370

$114,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 10 Days on market

Est $115k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable charm in Columbia, CA! This 2-bedroom, 2-bath manufactured home offers comfort, convenience, and value in a peaceful senior park community. Updates include newer windows, newer flooring in the laundry room and second bathroom, newer carpet in the main living area and bonus room, and a AC unit to keep you comfortable year-round. The home also features a cozy propane stove, a long driveway with ample parking, and a functional floor plan designed for easy living. Ideally located near the clubhouse, pool, and mailboxes, this home provides both convenience and an active community lifestyle. If you're looking for affordable Tuolumne County living with thoughtful updates and great ameni

Key facts

• Newer flooring
• Cozy propane stove
• Newer windows

Tags

• NEWER WINDOWS
• NEWER FLOORING
• COZY PROPANE STOVE
• LONG DRIVEWAY
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• HOA & community: Park name: Columbia Mobile Home Park; Community clubhouse; Community pool; Senior community; Pets allowed (cats and dogs allowed with limits and upon approval)

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home (mobile home) located in a park; Double wide; Single-story (main entry at street level)
• Construction: Vinyl siding; Pillar/post/pier foundation; Built as a manufactured/mobile home
• Exterior features: Covered, enclosed porch/patio; Front yard; Level lot

Interior

• Kitchen: Breakfast bar; Dishwasher; Microwave; Free-standing range; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Laminate; Linoleum; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Breakfast bar; Bonus/plus room; Main entry; Free-standing gas fireplace in living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads 51/100 on livability (#1,080 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A-, housing B; Watch: schools D+, amenities F, commute F.
• Columbia Union (rural): math 22% / reading 31% proficiency, ranked #383 of 517 in CA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 299 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

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 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?
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: 1.53% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.77%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10956 Green St #201	0.00mi	2/2.0	1,440 (0%)	10mo	$82,000	$57	92
10956 Green St #124	0.00mi	2/2.0	1,536 (+7%)	4mo	$127,500	$83	86
10956 Green St #166	0.09mi	3/2.0 (+1)	1,440 (0%)	7mo	$118,000	$82	85
10956 Green #208	0.00mi	2/2.0	1,296 (-10%)	2mo	$129,000	$100	81
10956 Green St #149 #149	0.00mi	2/2.0	1,536 (+7%)	9mo	$78,000	$51	81
10956 Green St #145	0.00mi	2/2.0	1,280 (-11%)	9mo	$95,000	$74	74
10956 Green St #125 #125	0.00mi	2/2.0	1,280 (-11%)	13mo	$103,000	$80	70
10956 Green St #197	0.00mi	2/2.0	1,248 (-13%)	10mo	$95,000	$76	69
10956 Green St #130	0.05mi	2/2.0	1,248 (-13%)	9mo	$122,500	$98	68
10956 Green St. #169 #169	0.05mi	2/2.0	1,584 (+10%)	23mo	$125,000	$79	61
11065 Green	0.15mi	1/1.0 (-1)	1,352 (-6%)	19mo	$389,000	$288	58
23223 Italian Bar Rd. #24 #24	0.74mi	3/2.0 (+1)	1,536 (+7%)	22mo	$30,000	$20	31

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $27,051
• Equity at exit: $17,132

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $82,227
• Equity at exit: $9,934

Cash invested: $32,172 (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 95370

• Active inventory: 299
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$22 /mo · $258/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $718

Break-even live

Break-even rent $851

Max offer price $114,900

Occupancy floor 54%

Sensitivity live

Price	-10% $783	-5% $750	+0% $718	+5% $685	+10% $653
Rent	-10% $579	-5% $648	+0% $718	+5% $787	+10% $857
Rate	-1.0pp $776	-0.5pp $747	base $718	+0.5pp $688	+1.0pp $658

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $114,900 Active 10 DOM
2. 2026-06-18
   days on market $114,900 Active 9 DOM
3. 2026-06-17
   days on market $114,900 Active 8 DOM
4. 2026-06-16
   days on market $114,900 Active 7 DOM
5. 2026-06-15
   days on market $114,900 Active 6 DOM
6. 2026-06-14
   days on market $114,900 Active 4 DOM
7. 2026-06-12
   days on market $114,900 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $114,900 Active 1 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: $258 · $22/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$615/yr (+$51/mo · 238.0%)

ⓘ 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 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,110
• − Mortgage interest: −$6,436
• − Property taxes: −$258
• − Insurance: −$574
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$3,343
• Taxable income: $7,121
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,905/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: Columbia Union
• NCES district ID: 0609480
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $45,469
• Composite: 22.83/100
• National rank: #8013
• State rank: #383 of 517 in CA

Livability — Columbia

• Score: 51/100
• State rank: #1080
• US rank: #25332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, CA
• Population (ZIP): 28,373

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -322.67%
• Current HPI: 130.9637
• 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

7 events — show timeline

• 2026-06-09 Listed $114,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-08 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-03 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-28 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-22 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+2.1%/yr

Latest (2025): $258 · +139.2% YoY. Source: county tax records.