1281 Pleasant Valley Rd #42 · Diamond Springs, CA 95619

$119,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 28 Days on market

Built 1972 Good 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 +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

6 MONTHS FREE SPACE RENT! Set within the quiet rhythm of Diamond Manor Mobile Park, there's a calm, well kept feel that shows up right away. The living area and kitchen connect without wasted space, and the two bedroom, one bath layout is straightforward and efficient (see floor plan in photo slides). Recent updates take care of the essentials with new paint outside, a freshly sealed roof, updated HVAC, and an updated shower giving the home a sense of reliability without extra work needed. The outdoor setup adds a bit more to it. A paved walkway leads to a covered porch with newly updated decking, offering a comfortable place to sit or spend time outside. Two new Tuff sheds give you added s

Key facts

• Covered porch
• Freshly sealed roof
• Updated hvac

Tags

• COVERED PORCH
• NEWLY UPDATED DECKING
• PAVED WALKWAY
• UPDATED HVAC
• FRESHLY SEALED ROOF
• NEW PAINT OUTSIDE

Property features AI

Finance

• Other: Land lease: No
• HOA & community: No homeowners association

Exterior

• Parking: Off-street covered parking for 4 vehicles
• Utilities: Public water (water district); Public sewer; 220 volts in kitchen; Propane available; Gas plumbed; Cable available; Internet available
• Home design: Manufactured in park (double wide); Built in 1972; Located in a senior community
• Construction: Wood skirting; Lakewood make (manufactured home)
• Exterior features: Corner lot; Landscaped front yard; Other roof type

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Microwave; Laminate countertops
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom with shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Deck attached to the living room; Laminate countertops
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.3% in Diamond Springs — 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 47/100 on livability (#1,239 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools D, crime D-, amenities F.
• Gold Oak Union Elementary (rural): math 25% / reading 44% proficiency, ranked #262 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $823 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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 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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.2

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $23,967
• Equity at exit: $17,743

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $76,641
• Equity at exit: $10,289

Cash invested: $33,320 (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 95619

• Active inventory: 30
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $679

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 59%

Sensitivity live

Price	-10% $761	-5% $720	+0% $679	+5% $637	+10% $596
Rent	-10% $529	-5% $604	+0% $679	+5% $754	+10% $829
Rate	-1.0pp $739	-0.5pp $709	base $679	+0.5pp $648	+1.0pp $616

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 Racquet Way Diamond Springs, CA	2.0	2.0	968	$1,900	$1.96	2d	1	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $119,000 Active 28 DOM
2. 2026-06-17
   days on market $119,000 Active 27 DOM
3. 2026-06-16
   days on market $119,000 Active 26 DOM
4. 2026-06-15
   days on market $119,000 Active 25 DOM
5. 2026-06-13
   days on market $119,000 Active 23 DOM
6. 2026-06-13
   days on market $119,000 Active 22 DOM
7. 2026-06-09
   days on market $119,000 Active 19 DOM
8. 2026-06-08
   days on market $119,000 Active 18 DOM
9. 2026-06-07
   days on market $119,000 Active 17 DOM
10. 2026-06-03
    days on market $119,000 Active 13 DOM
11. 2026-06-02
    days on market $119,000 Active 12 DOM
12. 2026-06-01
    days on market $119,000 Active 11 DOM
13. 2026-05-31
    days on market $119,000 Active 10 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 6/10 Major 7 d/yr ≥99°F today · 17 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: $22,800
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$3,462
• Taxable income: $6,644
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $6,549/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, but a fresh paint job and modern kitchen updates would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design
• Minor kitchen countertops — dated design

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures — modernizing the bathroom
• Both paint interior walls — enhancing the overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
kitchen countertops · dated design	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures — modernizing the bathroom ↑
• Both paint interior walls — enhancing the overall appearance ↑

ⓘ 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: Gold Oak Union Elementary
• NCES district ID: 0615390
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $68,012
• Composite: 31.58/100
• National rank: #5948
• State rank: #262 of 517 in CA

Livability — Diamond Springs

• Score: 47/100
• State rank: #1239
• US rank: #26264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Springs, CA
• City population: 6,362
• Population (ZIP): 6,362

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 9% Slovak 4% Russian 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Korean 1% French/Haitian/Cajun 1%

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: ▼ -137.93%
• Current HPI: 248.9804
• 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