20 Rollingwood Dr #159 · Jackson, CA 95642

$139,000

2 bd · 2.0 ba · 3,163 sqft · Manufactured public records · 87 Days on market

Built 1986 $44/sqft · 56% below area Est $162k · 14% under

---

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 +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is in a desirable location in the Upscale Senior Community of Rollingwood Estates in the heart of Jackson. This is a convenient corner lot that has a garage and a carport for plenty of parking for you and your guests plus an enclosed patio off of the garage that would make this a dream for anyone who wants an area for a shop. Also, located right next to the clubhouse, pool, spa and mail station. This home is very spacious and has a great floor plan and it was the parks model home back when the community was built so it has a entry with double doors and a storage room before you even enter into the spacious living room with vaulted wood accent ceilings with a gas stove plus a solar

Key facts

• Storage room
• Gas stove
• Corner lot

Tags

• CORNER LOT
• ENCLOSED PATIO
• ENTRY WITH DOUBLE DOORS
• STORAGE ROOM
• VAULTED WOOD ACCENT CEILINGS
• GAS STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.8% in Jackson — 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 67/100 on livability (#313 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: crime D, amenities D-, 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: 93 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.25% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $162,317
• List price: $139,000
• Delta: -14.36%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $12,280
• Equity at exit: $20,725

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $55,351
• Equity at exit: $12,018

Cash invested: $38,920 (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 95642

• Active inventory: 93
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $547

Break-even live

Break-even rent $1,045

Max offer price $139,000

Occupancy floor 64%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $139,000 Active 87 DOM
2. 2026-06-17
   days on market $139,000 Active 86 DOM
3. 2026-06-16
   days on market $139,000 Active 85 DOM
4. 2026-06-15
   days on market $139,000 Active 84 DOM
5. 2026-06-13
   days on market $139,000 Active 82 DOM
6. 2026-06-13
   days on market $139,000 Active 81 DOM
7. 2026-06-09
   days on market $139,000 Active 78 DOM
8. 2026-06-08
   days on market $139,000 Active 77 DOM
9. 2026-06-07
   days on market $139,000 Active 76 DOM
10. 2026-06-05
    days on market $139,000 Active 73 DOM
11. 2026-06-03
    days on market $139,000 Active 72 DOM
12. 2026-06-02
    days on market $139,000 Active 71 DOM
13. 2026-06-01
    days on market $139,000 Active 70 DOM
14. 2026-05-31
    days on market $139,000 Active 69 DOM
15. 2009-06-17
    historical
16. 2009-02-27
    listed $98,900

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $463 · $39/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$593/yr (+$49/mo · 128.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$7,786
• − Property taxes: −$463
• − Insurance: −$695
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,044
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $5,481/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: 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 — Jackson

• Score: 67/100
• State rank: #313
• US rank: #10542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, CA
• City population: 7,350
• Population (ZIP): 7,350

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Russian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 2% Russian/Polish/Slavic 1%

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: ▼ -144.51%
• Current HPI: 135.3393
• 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

2 events — show timeline

• 2009-06-17 Listing Removed — CRMLS
• 2009-02-27 Listed $98,900 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $463 · +2.2% YoY. Source: county tax records.