12211 Hemlock Dr · North Auburn, CA 95603

$93,950

2 bd · 1.5 ba · 1,040 sqft · Manufactured · 53 Days on market

Built 2011 Est $124k · 24% 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 +4.9/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Imagine yourself rising in the morning to enjoy a cup of coffee on your own covered porch/deck! A unique opportunity to live in the Beautiful Woodside Village for under 100K! This lovely 2011 built, single wide, 2bd, 1-1/2 bath, gives you an abundance of 1,044 sq ft. of comfort and convenience. Nestled in a well maintained senior community , residents can enjoy a peaceful environment, community amenities and a location that is close to nearby shopping, dining and healthcare service. You can also enjoy all that the clubhouse offers. Come check out the activities, swimming pool, garden, park and so much more. This home has a covered carport that comfortably accommodates two vehicles, with a

Key facts

• Covered porch
• Garden
• Clubhouse

Tags

• COVERED PORCH
• COMMUNITY AMENITIES
• CLUBHOUSE
• SWIMMING POOL
• GARDEN
• PARK

Property features AI

Finance

• Financial info: Land lease not indicated as applicable
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking (no garage)
• Utilities: Public water; Public sewer; Natural gas connected; Cable and internet available; Underground utilities; 220V outlet in kitchen
• Home design: Manufactured in-park single wide; Original condition; Built in 2011
• Construction: Shingle roof; Wood skirting; Manufacturer: Golden West (Karsten make)
• Exterior features: Carport awning and porch awning; Backyard with fencing and garden/landscaping; Storage shed(s) / storage area

Interior

• Kitchen: Dishwasher; Microwave; Free standing gas oven; Hood over range; Ice maker / plumbed for ice maker; Pantry cabinet; Laminate counters
• Bedrooms: 2 bedrooms including a master bedroom
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom and 1 half bathroom; Shower stall(s)
• Heating & cooling: Central heating (gas); Central cooling; Ceiling fans
• Interior features: Dual-pane windows with coverings and screens; Covered porch and covered deck with porch steps and railings; Storage areas and pantry cabinet; Dining and living area combined; Unfurnished
• Laundry & utility: Washer and dryer included in an interior laundry room/area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 2.6% in North Auburn — 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 (#519 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-, housing A-; Watch: schools F, crime D-, amenities F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 204 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $650 of loan paydown is wiped out by about $3k 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 + 2.3% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,131 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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: 2.22% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.51%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $123,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12202 Hemlock Dr	0.04mi	2/2.0	1,152 (+11%)	6mo	$120,000	$104	73
99 Marigold Ave #99	0.53mi	2/2.0	1,052 (+1%)	0mo	$125,000	$119	71
1514 Cottonwood Cir #8	0.12mi	2/2.0	1,152 (+11%)	5mo	$99,000	$86	70
1608 Spruce Ct	0.09mi	2/2.0	1,152 (+11%)	10mo	$125,000	$109	68
1601 Alder Cir	0.13mi	2/2.0	960 (-8%)	17mo	$117,500	$122	65
12314 Pepperwood Cir	0.06mi	2/2.0	1,152 (+11%)	16mo	$129,000	$112	64
108 Marigold	0.53mi	2/2.0	1,000 (-4%)	10mo	$120,000	$120	59
85 Primrose Ave	0.58mi	2/2.0	1,100 (+6%)	14mo	$155,000	$141	50
56 Larkspur Ave	0.64mi	2/2.0	1,022 (-2%)	21mo	$149,000	$146	48
110 Marigold Ave #110	0.53mi	3/— (+1)	1,190 (+14%)	6mo	$140,000	$118	41

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.79×
• Total profit: $46,970
• Equity at exit: $14,008

10-year hold

• IRR: 47.8%
• Equity multiple: 5.46×
• Total profit: $117,274
• Equity at exit: $8,123

Cash invested: $26,306 (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 95603

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$117 /mo · $1,409/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $998

Break-even live

Break-even rent $822

Max offer price $93,950

Occupancy floor 47%

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: $23,488
• Closing costs: $2,818
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Shockley Rd Auburn, CA	3.0	2.0	1100	$2,495	$2.27	2d	1	0.90mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	3d	1	0.92mi
11752 Jones St Unit 11752 Auburn, CA	2.0	1.0	815	$1,795	$2.20	10d	1	0.92mi
731 Mikkelsen Dr Auburn, CA	2.0	2.0	1006	$2,150	$2.14	2d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $93,950 Active 53 DOM
2. 2026-06-17
   days on market $93,950 Active 52 DOM
3. 2026-06-16
   days on market $93,950 Active 51 DOM
4. 2026-06-15
   days on market $93,950 Active 50 DOM
5. 2026-06-13
   days on market $93,950 Active 48 DOM
6. 2026-06-13
   days on market $93,950 Active 47 DOM
7. 2026-06-09
   days on market $93,950 Active 44 DOM
8. 2026-06-08
   days on market $93,950 Active 43 DOM
9. 2026-06-08
   price $93,950 Active 42 DOM
10. 2026-06-07
    days on market $95,000 Active 42 DOM
11. 2026-06-03
    days on market $95,000 Active 38 DOM
12. 2026-06-02
    days on market $95,000 Active 37 DOM
13. 2026-06-01
    days on market $95,000 Active 36 DOM
14. 2026-05-31
    days on market $95,000 Active 35 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 10/10 Extreme
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,016
• − Mortgage interest: −$5,263
• − Property taxes: −$1,409
• − Insurance: −$470
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$2,733
• Taxable income: $11,138
• Est. tax owed @ 24.0%: −$2,673
• After-tax cash flow: $9,298/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — North Auburn

• Score: 61/100
• State rank: #519
• US rank: #17512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Auburn, CA
• County: Placer County · 390,510 people
• City population: 28,195
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,432
• Household income: $85,357
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1017.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -500.89%
• Current HPI: 251.4573
• Rent YoY: ▲ 2.34%
• 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