10080 Lode Line Way · Alta Sierra, CA 95949

$145,000

3 bd · 2.0 ba · 1,476 sqft · Manufactured · 110 Days on market

Built 2016 2,496 sqft lot

---

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
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One of the Newest homes in the community and in one of the best locations. Located on a cul de sac in the back corner which offers privacy and low traffic/noise. New carpet and interior paint. Fenced backyard with private patio area. Cement board siding. Home is turn key and ready to move right in.

Key facts

• Cement board siding
• Private patio area
• Fenced backyard

Tags

• FENCED BACKYARD
• PRIVATE PATIO AREA
• CEMENT BOARD SIDING

Property features AI

Finance

• HOA & community: No homeowners association; Land lease in place ($1,145)

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Public water; Public sewer; Propane available; Cable available; Internet available; Electric: other
• Home design: Manufactured home in park; Double-wide unit; Built in 2016
• Construction: Composition roof; Fleetwood make (manufactured home); Skirting: other
• Exterior features: Backyard; Cul-de-sac location; Fenced yard; Storage shed(s)

Interior

• Kitchen: Pantry cabinet; Kitchen island; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; No central cooling
• Interior features: Cathedral/vaulted living room ceiling; Pantry cabinet; Kitchen island; Laminate countertops; Dining space in kitchen; Storage area
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.4% in Alta Sierra — 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 59/100 on livability (#662 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime C-, schools D+, amenities F.
• Pleasant Ridge Union Elementary (rural): math 33% / reading 49% proficiency, ranked #214 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; solid renter incomes; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($98k/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 $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($132k) 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.84% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.70%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $92,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10080 Lode Line Way	0.00mi	3/2.0	1,476 (0%)	0mo	$135,000	$91	100
13927 Meda Dr	0.09mi	3/2.0	1,368 (-7%)	1mo	$140,000	$102	83
13934 Golden Star Rd #9	0.13mi	3/2.0	1,464 (-1%)	14mo	$60,000	$41	80
10064 Lode Line Way #30	0.04mi	3/2.0	1,314 (-11%)	9mo	$120,000	$91	72
14338 St Hwy 49 #79	0.39mi	2/2.0 (-1)	1,440 (-2%)	5mo	$120,000	$83	69
13932 Meda Dr	0.11mi	4/2.0 (+1)	1,680 (+14%)	8mo	$124,000	$74	60
10086 Grinding Rock Dr #208	0.65mi	2/2.0 (-1)	1,536 (+4%)	1mo	$75,000	$49	57
10192 Stone Arch Dr	0.73mi	2/2.0 (-1)	1,488 (+1%)	7mo	$74,000	$50	54
10042 Grinding Rock Dr	0.74mi	2/2.0 (-1)	1,440 (-2%)	5mo	$90,000	$63	53
10048 Grinding Rock Dr	0.74mi	2/2.0 (-1)	1,440 (-2%)	13mo	$42,500	$30	46
10186 Stone Arch Dr	0.74mi	2/2.0 (-1)	1,396 (-5%)	10mo	$87,500	$63	43
10065 Grinding Rock Dr	0.72mi	2/2.0 (-1)	1,680 (+14%)	16mo	$90,000	$54	25

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: 31.3%
• Equity multiple: 2.32×
• Total profit: $53,399
• Equity at exit: $21,620

10-year hold

• IRR: 38.5%
• Equity multiple: 4.58×
• Total profit: $145,445
• Equity at exit: $12,537

Cash invested: $40,600 (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 95949

• Home prices YoY: -34.7%
• Active inventory: 255
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,664 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,208

Break-even live

Break-even rent $1,135

Max offer price $145,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,290	-5% $1,249	+0% $1,208	+5% $1,167	+10% $1,126
Rent	-10% $997	-5% $1,102	+0% $1,208	+5% $1,313	+10% $1,418
Rate	-1.0pp $1,281	-0.5pp $1,245	base $1,208	+0.5pp $1,170	+1.0pp $1,132

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $910 · $76/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$192/yr (+$16/mo · 21.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥96°F today · 17 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: $31,965
• − Mortgage interest: −$8,122
• − Property taxes: −$910
• − Insurance: −$725
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$4,218
• Taxable income: $12,875
• Est. tax owed @ 24.0%: −$3,090
• After-tax cash flow: $11,403/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: Pleasant Ridge Union Elementary
• NCES district ID: 0630930
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $65,524
• Composite: 36.75/100
• National rank: #4580
• State rank: #214 of 517 in CA

Livability — Alta Sierra

• Score: 59/100
• State rank: #662
• US rank: #20497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nevada County · 85,339 people
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 20,552
• Household income: $98,181
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 181.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -122.41%
• Current HPI: 230.2373
• Rent YoY: —
• 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

-0.1%/yr

Latest (2025): $910 · +2.2% YoY. Source: county tax records.