2832 Hidden Spgs · Placerville, CA 95667

$89,500

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 2 Days on market

Built 1977 Est $67k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Hidden Springs Villa Senior Park, right in the heart of Placerville! This lovely two-bedroom, two-bathroom home has been updated with insulated vinyl siding, new windows and sliding glass door, complemented by the significant benefit of a Generac generator. You will love the kitchen, which offers plenty of cabinet space and Corian countertops, making it a great space for cooking and entertaining. It flows seamlessly into the cozy living and dining areas. Both bedrooms are adequately sized, and the primary suite features a convenient walk-in shower. You will also find a laundry room equipped with a Kenmore washer and dryer. Step outside onto your covered deck to soak in the surrou

Key facts

• Parking
• Built 1977
• Listed 2 days

Property features AI

Finance

• Other:
• Financial info: Land lease amount listed (not included in features)
• HOA & community: No association; Located in a senior community; No land lease

Exterior

• Parking: Attached covered parking; Carport
• Security:
• Utilities: Propane available; Internet available; Generator; 220 volts in laundry; Private sewer; Public water
• Home design: Manufactured in park (double wide); Built in 1977; Updated/Remodeled
• Construction: Vinyl skirting; Other roof
• Exterior features: Carport awning; Storage area; Shed(s)

Interior

• Kitchen: Free standing gas range; Range hood; Dishwasher; Pantry closet; Kitchen island; Kitchen/family combo
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Propane stove heat; Central cooling; Ceiling fans
• Interior features: Updated/remodeled interior; Free standing gas stove/fireplace with gas piped; Dual pane full windows; Deck attached to living room; Covered and uncovered decks
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 17.9% vs local median 2.8% in Placerville — 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 61/100 on livability (#553 in CA) — a middle-class / working-renter tenant base. Strengths: housing B+; Watch: schools D+, amenities D, crime F.
• Placerville Union Elementary (town): math 29% / reading 46% proficiency, ranked #248 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $89,500

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.10% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.53%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $67,100
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2846 Hidden Springs Cir	0.07mi	2/2.0	1,152 (+5%)	4mo	$70,000	$61	85
2786 Hidden Springs Cir	0.16mi	2/2.0	1,152 (+5%)	18mo	$43,875	$38	69

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 3.02×
• Total profit: $50,703
• Equity at exit: $13,345

10-year hold

• IRR: 52.0%
• Equity multiple: 7.41×
• Total profit: $160,634
• Equity at exit: $7,738

Cash invested: $25,060 (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 95667

• Rents YoY: 12.5%
• Active inventory: 352
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $867

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 49%

Sensitivity live

Price	-10% $929	-5% $898	+0% $867	+5% $836	+10% $805
Rent	-10% $719	-5% $793	+0% $867	+5% $942	+10% $1,016
Rate	-1.0pp $912	-0.5pp $890	base $867	+0.5pp $844	+1.0pp $821

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Ridgecrest Ct Unit 3 Placerville, CA	2.0	1.0	800	$1,800	$2.25	2d	1	0.38mi
3010 Traci Ct Placerville, CA	2.0	2.0	1195	$2,475	$2.07	13d	1	1.20mi
2879 Acacia Way Unit 2 Placerville, CA	2.0	1.0	806	$1,800	$2.23	11d	1	1.20mi
7142 Green Valley Rd Placerville, CA	2.0	1.0	860	$2,100	$2.44	18d	1	1.27mi
2760 Coloma St Apt 3 Placerville, CA	2.0	1.0	725	$1,700	$2.34	2d	1	1.29mi
631 Weaver Way Placerville, CA	2.0	1.0	800	$1,650	$2.06	21d	1	1.33mi
920 Hillcrest St Placerville, CA	2.0	1.0	840	$2,300	$2.74	22d	1	1.42mi
2791 Manor Dr Placerville, CA	2.0	1.0	780	$1,600	$2.05	20d	1	1.48mi
2793 Manor Dr Placerville, CA	2.0	1.0	815	$1,700	$2.09	21d	1	1.49mi

Listing history 2 events

1. 2026-06-21
   pricedays on marketlisting id $89,500 Active 2 DOM
2. 2026-05-31
   days on market $99,500 Active 110 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,569
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$2,604
• Taxable income: $9,551
• Est. tax owed @ 24.0%: −$2,292
• After-tax cash flow: $8,115/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: Placerville Union Elementary
• NCES district ID: 0630780
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $54,662
• Composite: 32.8/100
• National rank: #5626
• State rank: #248 of 517 in CA

Livability — Placerville

• Score: 61/100
• State rank: #553
• US rank: #18366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Placerville, CA
• County: El Dorado County · 144,198 people
• City population: 36,830
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,830
• Household income: $89,938
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 1147.0

Population outlook (El Dorado County) Hauer SSP2

• Today (2025): 191,666 people
• By 2030: 193,662 · +1.0%
• By 2040: 192,583 · +0.5%
• By 2050: 185,904 · -3.0%
• By 2075: 169,543 · -11.5%
• By 2100: 139,623 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · El Dorado

• 2024 margin: R (+12.0) · D 42.6% · R 54.6% · Other 2.8%
• 2008→2024 swing: -1.5pp toward R · 2008: -10.5pp · 2024: -12.0pp
• All cycles: 2024: R+12.0 2020: R+8.8 2016: R+13.9 2012: R+18.2 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -480.50%
• Current HPI: 262.6014
• Rent YoY: ▲ 12.48%
• 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