1311 W Marlette St #63 · Ione, CA 95640

$69,900

1 bd · 1.0 ba · 408 sqft · Manufactured · 22 Days on market

Built 1999 Excellent condition

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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
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Amador County, to the Inviting Community of Ione Mobile Home Park. A Safe, Quiet and Affordable All‑Age Neighborhood where Comfortable Living Comes Easy. Space #63 is a Beautifully Remodeled Home filled with Thoughtful Upgrades Throughout. It features a Durable Composition Roof, Trex steps, and a Spacious Two‑Way Trex Deck that Creates a Perfect Spot to Relax Outdoors. The Exterior has a new Custom Entry Door, Freshly painted Wood Siding Top to Bottom. Convenient Adjacent Separate Structure with Electrical, Housing a Stackable Washer & Dryer and the Home's Water Heater. Inside, The Living Room is a True Showpiece, featuring Floor‑to‑Ceiling Windows that Fill the Space with

Key facts

• Built 1999
• Listed 22 days

Property features AI

Finance

• HOA & community: No association; Not a senior community; Located in Ione Mobile Home Park; Land lease: $540

Exterior

• Parking: Guest parking available; Off-street parking
• Utilities: Public sewer; Individual gas meter; Internet available; Electric: other
• Home design: Manufactured in park; Single wide; Updated/remodeled
• Construction: Composition roof; Desert Rose (make); CAVCO (manufacturer); Skirting: see remarks
• Exterior features: Porch with steps; Uncovered railed deck; Shed(s) / outbuilding; Landscaped back yard; Regular lot shape; Additional landscaping

Interior

• Kitchen: Microwave; Disposal; Dishwasher; Free-standing gas range; Pantry closet; Laminate countertops
• Bedrooms: 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; Tub with shower over
• Heating & cooling: Central heating; Central cooling; See remarks for additional heating/cooling details
• Interior features: Updated/remodeled condition; Living room with attached deck; Dining/living combo; Pantry closet; Laminate countertops; Vinyl flooring; Unfurnished; Windows with energy-efficient features; Smoke detector; Carbon monoxide detector; Double-strapped water heater
• Laundry & utility: Stacked washer/dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.3% in Ione — 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 62/100 on livability (#490 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, amenities F, commute F.
• Amador County Unified (town): math 23% / reading 37% proficiency, ranked #330 of 517 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 66 units permitted in Amador County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Amador 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,851 (1.5% below list)

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 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?
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: 1.92% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.50%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.31×
• Total profit: $25,570
• Equity at exit: $10,422

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $69,832
• Equity at exit: $6,044

Cash invested: $19,572 (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 95640

• Active inventory: 119
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $579

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $69,900 Active 22 DOM
2. 2026-06-17
   days on market $69,900 Active 21 DOM
3. 2026-06-16
   days on market $69,900 Active 20 DOM
4. 2026-06-15
   days on market $69,900 Active 19 DOM
5. 2026-06-13
   days on market $69,900 Active 17 DOM
6. 2026-06-13
   days on market $69,900 Active 16 DOM
7. 2026-06-09
   days on market $69,900 Active 13 DOM
8. 2026-06-08
   days on market $69,900 Active 12 DOM
9. 2026-06-07
   days on market $69,900 Active 11 DOM
10. 2026-06-05
    days on market $69,900 Active 8 DOM
11. 2026-06-03
    days on market $69,900 Active 7 DOM
12. 2026-06-02
    days on market $69,900 Active 6 DOM
13. 2026-06-01
    days on market $69,900 Active 5 DOM
14. 2026-05-31
    days on market $69,900 Active 4 DOM
15. 2026-05-27
    listed $69,900 Active

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

Taxation est. · year 1

• Rental income: $16,132
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,033
• Taxable income: $6,204
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $5,459/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This beautifully remodeled mobile home in Ione Mobile Home Park is move-in ready with excellent condition and thoughtful upgrades throughout. The Trex deck and steps add significant value to the property.

Value-add opportunities

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space.
• Both Painting interior walls — Fresh paint can make the home feel new and inviting.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space. ↑
• Both Painting interior walls — Fresh paint can make the home feel new and inviting. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Amador County Unified
• NCES district ID: 0602450
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $55,428
• Composite: 26.67/100
• National rank: #7163
• State rank: #330 of 517 in CA

Livability — Ione

• Score: 62/100
• State rank: #490
• US rank: #16616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ione, CA
• City population: 12,811
• Population (ZIP): 12,811

Population outlook (Amador County) Hauer SSP2

• Today (2025): 35,295 people
• By 2030: 34,147 · -3.3%
• By 2040: 31,618 · -10.4%
• By 2050: 29,913 · -15.2%
• By 2075: 27,308 · -22.6%
• By 2100: 23,465 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 17% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Arabic 2%

Political lean MEDSL · Amador

• 2024 margin: Strong R (+27.8) · D 34.7% · R 62.6% · Other 2.7%
• 2008→2024 swing: -13.2pp toward R · 2008: -14.6pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+24.4 2016: R+25.2 2012: R+19.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.63%
• Current HPI: 169.9705
• 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

1 event — show timeline

• 2026-05-27 Listed $69,900 BAREIS