26 Primrose Ln · Grass Valley, CA 95945

$69,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 10 Days on market

Built 1975 4,543 sqft lot Est $130k · 46% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the comforts of home in this cozy 2 bedroom, 2 bathroom, 1248 sq. ft. home located in the highly desired Sierra Pines Mobile Home Park, a peaceful 55+ community nestled among the trees. The home features a spacious kitchen with a eat in area for casual meals, large living room, dining room, guest bedroom, master bedroom with an oversized walk in closet, 2 bathrooms and indoor laundry. The exterior features an enclosed deck perfect for relaxing or morning coffee, a private level back yard, large metal shed for plenty of extra storage, and a covered 2 car carport. Sierra Pines is located in the heart of Grass Valley, close to shopping, restaurants, the hospital and the Fair Grounds with

Key facts

• Enclosed deck
• Large metal shed
• Covered carport

Tags

• SPACIOUS KITCHEN
• ENCLOSED DECK
• PRIVATE LEVEL BACK YARD
• LARGE METAL SHED
• COVERED CARPORT
• SWIMMING POOL

Property features AI

Finance

• Other: Directions: Take McCourtney Road (headed towards Fair Grounds) right on Brighton Street, left on Packard Drive, left on Primrose Lane; property is on the left; Address: 26 Primrose Ln, Grass Valley, CA 95945
• Financial info: Land lease amount listed separately (information provided)
• HOA & community: No homeowners association; Located in a senior community; Land lease: No

Exterior

• Parking: Off-street parking; Attached covered parking; Guest parking available; No traditional garage
• Utilities: Cable available and connected; Internet available; Individual electric meter; Individual gas meter; 220V outlet in laundry; Public sewer; Public water (water district)
• Home design: Manufactured home in park (double wide); Original condition; Built in 1975
• Construction: Metal roof; Vinyl skirting; Parkhome make
• Exterior features: Patio awning; Carport awning; Porch awning; Backyard (private, regular shape); Shed(s) on property

Interior

• Kitchen: Free-standing gas range; Hood over range; Dishwasher; Free-standing refrigerator; Breakfast area; Pantry cabinet; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Bathrooms include tub with shower over and separate shower stall(s)
• Heating & cooling: Central heating; Gas heating; Wall furnace; Ceiling fans; Evaporative cooler
• Interior features: Accessible approach with ramp; Deck attached to living room; Covered and enclosed porch/deck with porch steps; Carpeted porch
• Laundry & utility: Washer and dryer included; Laundry located in kitchen (laundry closet); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 23.5% vs local median 2.0% in Grass Valley — 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 74/100 on livability (#134 in CA, #4,710 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime F, cost of living F.
• Nevada Joint Union High (town): math 25% / reading 61% proficiency, ranked #201 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

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

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 $69,500

Questions for the listing agent

1. Built in 1975 — 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. 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?
4. 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.
5. 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.
6. 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: 2.69% ✓
• Cap rate: 23.51%
• Cash-on-cash: 61.50%
• DSCR: 3.74
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $129,792
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Primrose Ln	0.00mi	3/2.0 (+1)	1,200 (-4%)	4mo	$125,000	$104	86
11195 Alpine Ln	0.37mi	3/2.0 (+1)	1,255 (+1%)	3mo	$399,000	$318	75
18 Juan Way	0.11mi	2/2.0	1,296 (+4%)	18mo	$89,500	$69	74
14 Wendy Cir	0.25mi	2/2.0	1,248 (0%)	19mo	$117,000	$94	73
10 Wendy Cir #10	0.27mi	3/2.0 (+1)	1,220 (-2%)	13mo	$140,000	$115	68
73 Wendy Cir	0.29mi	3/2.0 (+1)	1,264 (+1%)	13mo	$172,500	$136	68
44 Primrose Ln	0.08mi	2/2.0	1,326 (+6%)	22mo	$147,000	$111	68
17 Wendy Cir	0.24mi	2/2.0	1,200 (-4%)	19mo	$115,000	$96	67
31 Candy Ln	0.06mi	2/2.0	1,392 (+12%)	18mo	$110,000	$79	63

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: 57.4%
• Equity multiple: 3.44×
• Total profit: $47,477
• Equity at exit: $10,363

10-year hold

• IRR: 61.3%
• Equity multiple: 6.37×
• Total profit: $104,536
• Equity at exit: $6,009

Cash invested: $19,460 (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 95945

• Rents YoY: 0.4%
• Active inventory: 197
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $997

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 42%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 W Empire St Grass Valley, CA	1.0	1.0	850	$1,800	$2.12	23d	1	0.85mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $69,500 Pending 10 DOM
2. 2026-06-10
   days on market $69,500 Active 8 DOM
3. 2026-06-09
   days on market $69,500 Active 7 DOM
4. 2026-06-08
   days on market $69,500 Active 6 DOM
5. 2026-06-07
   days on market $69,500 Active 5 DOM
6. 2026-06-05
   days on market $69,500 Active 2 DOM
7. 2026-06-02
   remarks 699-char remark
8. 2026-06-02
   listed $69,500 Active 1 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 5/10 Major 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,444
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$2,022
• Taxable income: $11,548
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $9,196/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: Nevada Joint Union High
• NCES district ID: 0626880
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $57,336
• Composite: 37.53/100
• National rank: #4393
• State rank: #201 of 517 in CA

Livability — Grass Valley

• Score: 74/100
• State rank: #134
• US rank: #4710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grass Valley, CA
• County: Nevada County · 85,339 people
• City population: 48,022
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 27,470
• Household income: $65,989
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1624.0

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 98,490 people
• By 2030: 97,295 · -1.2%
• By 2040: 92,041 · -6.5%
• By 2050: 85,164 · -13.5%
• By 2075: 68,436 · -30.5%
• By 2100: 49,536 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.74%
• Current HPI: 253.8946
• Rent YoY: ▲ 0.38%
• Metro: Truckee-Grass Valley, 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

Property tax history

+4142.9%/yr

Latest (2021): $30 · +4142.9% YoY. Source: county tax records.