450 Gladycon #44 · Colfax, CA 95713

$35,000

1 bd · 1.0 ba · 660 sqft · Manufactured · 377 Days on market

Built 1967

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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 +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller financing possible. Welcome to this well maintained single-wide home located in the desirable Shady Glen Estate Mobile Home Park. Situated on a spacious corner lot, this home offers added privacy and a more open feelno neighbors on one side! Enjoy access to community amenities including a clubhouse and sparkling pool, perfect for relaxing or socializing. Nestled in historic Colfax, you're just 5 minutes from the scenic Rollins Lake, offering endless outdoor recreation opportunities. This is a fantastic opportunity to enjoy peaceful simple living. furnished or unfurnished. Seller financing with the right terms.

Key facts

• Clubhouse
• Community amenities
• Corner lot

Tags

• CORNER LOT
• COMMUNITY AMENITIES
• CLUBHOUSE

Property features AI

Finance

• Financial info: Land lease amount listed as $850 (if applicable)
• HOA & community: No homeowners association; Located in a senior community; No land lease (land lease indicated as No)

Exterior

• Parking: Covered parking; No garage
• Utilities: Propane; Individual gas meter; 220V in kitchen; Internet available; Other utilities available; Private sewer; Public water
• Home design: Manufactured home in park (single-wide); Original condition; Built in 1967; Skirting: aluminum/metal; Located in a senior community
• Construction: Metal roof; Aluminum/metal skirting
• Exterior features: Corner lot with landscaped front yard; Carport awning; Metal roof

Interior

• Kitchen: Free-standing gas range; Range hood; Microwave; Garbage disposal
• Bedrooms: 1 bedroom (master bedroom listed)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Stone countertops in the kitchen; Partially furnished; Covered deck with porch steps and railings; Carport awning
• Laundry & utility: No laundry hookups on-site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.6% vs local median 2.5% in Colfax — 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 71/100 on livability (#216 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Colfax Elementary (rural): math 24% / reading 33% proficiency, ranked #348 of 517 in CA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 377 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.07% ✓
• Cap rate: 36.56%
• Cash-on-cash: 108.10%
• DSCR: 5.81
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $79,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Gladycon Rd #14	0.02mi	1/1.0	725 (+10%)	19mo	$88,000	$121	67

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: —
• Equity multiple: 6.16×
• Total profit: $50,579
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 12.89×
• Total profit: $116,534
• Equity at exit: $3,026

Cash invested: $9,800 (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 95713

• Active inventory: 105
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $883

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 W Oak St Unit 2 Colfax, CA	1.0	1.0	715	$1,425	$1.99	1d	1	1.43mi

Listing history 16 events

1. 2026-06-19
   days on market $35,000 Active 377 DOM
2. 2026-06-18
   days on market $35,000 Active 376 DOM
3. 2026-06-17
   days on market $35,000 Active 375 DOM
4. 2026-06-16
   days on market $35,000 Active 374 DOM
5. 2026-06-15
   days on market $35,000 Active 373 DOM
6. 2026-06-13
   days on market $35,000 Active 371 DOM
7. 2026-06-13
   days on market $35,000 Active 370 DOM
8. 2026-06-10
   days on market $35,000 Active 368 DOM
9. 2026-06-09
   days on market $35,000 Active 367 DOM
10. 2026-06-08
    days on market $35,000 Active 366 DOM
11. 2026-06-07
    days on market $35,000 Active 365 DOM
12. 2026-06-05
    days on market $35,000 Active 362 DOM
13. 2026-06-03
    days on market $35,000 Active 361 DOM
14. 2026-06-02
    days on market $35,000 Active 360 DOM
15. 2026-06-01
    days on market $35,000 Active 359 DOM
16. 2026-05-31
    days on market $35,000 Active 358 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,084
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$1,018
• Taxable income: $10,672
• Est. tax owed @ 24.0%: −$2,561
• After-tax cash flow: $8,033/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: Colfax Elementary
• NCES district ID: 0609300
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $59,844
• Composite: 25.87/100
• National rank: #7345
• State rank: #348 of 517 in CA

Livability — Colfax

• Score: 71/100
• State rank: #216
• US rank: #6827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Placer County · 390,510 people
• City population: 9,448
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 9,448
• Household income: $87,839
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 209.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

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: ▼ -142.00%
• Current HPI: 238.8248
• Rent YoY: —
• 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