3765 Grass Valley Hwy #88 · North Auburn, CA 95602

$159,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 29 Days on market

Built 1982 Est $152k · at est.

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Why this score? — see what drove the C 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• ARV discount +5.5/15.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the desirable senior community of Rock Creek Mobile Home Park, this beautifully maintained home offers comfort, style and convenience. A spacious vaulted ceiling enhances the open living area, while the updated kitchen and baths bring a fresh feel. Situated on a corner lot, the home enjoys added privacy and natural light, Enjoy quiet mornings and evening sunsets on the large back deck. A perfect blend of charm and functionality, this home is move-in ready and ideal for relaxed, low maintenance living.

Key facts

• Large back deck
• Updated baths
• Updated kitchen

Tags

• CORNER LOT
• LARGE BACK DECK
• UPDATED KITCHEN
• UPDATED BATHS

Property features AI

Finance

• Other: Corner location in Rock Creek Mobile Home Park (directions reference); Senior community
• Financial info: Land lease: No (listed land lease amount present but land lease flagged No)
• HOA & community: No homeowners association

Exterior

• Parking: Attached covered parking
• Utilities: Individual electric meter; Individual gas meter; Public sewer; Public water
• Home design: Manufactured in park; Double-wide; Built in 1982; Located in a senior community
• Construction: Vinyl skirting; Kaufman Brood manufactured home
• Exterior features: Other roof; Lot described as other

Interior

• Kitchen: Free-standing gas range/oven; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted living room ceiling; Synthetic kitchen countertops; Dual-pane partial windows
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 186 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($157k) 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 $156,615 (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. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $152,256
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3765 Grass Valley Hwy #211	0.06mi	2/2.0	1,248 (0%)	5mo	$140,000	$112	93
3765 Grass Valley Hwy #250	0.00mi	2/2.0	1,344 (+8%)	3mo	$165,000	$123	85
3765 Grass Valley Hwy #287	0.06mi	2/2.0	1,248 (0%)	19mo	$128,000	$103	81
3765 Grass Valley Hwy #117	0.06mi	2/2.0	1,152 (-8%)	5mo	$141,000	$122	80
3765 Grass Valley Hwy #253	0.06mi	2/2.0	1,248 (0%)	23mo	$175,000	$140	78
3765 Grass Valley Hwy #227	0.00mi	2/2.0	1,344 (+8%)	11mo	$165,000	$123	78
3765 Grass Valley Hwy #276	0.00mi	2/2.0	1,344 (+8%)	13mo	$181,200	$135	76
3765 Grass Valley Hwy #206	0.06mi	2/2.0	1,152 (-8%)	11mo	$135,000	$117	75
3765 Grass Valley Hwy #285	0.00mi	2/2.0	1,344 (+8%)	20mo	$165,000	$123	71
3765 Grass Valley Hwy #232	0.16mi	2/2.0	1,344 (+8%)	11mo	$160,000	$119	70
3765 Grass Valley Hwy #62	0.06mi	2/2.0	1,344 (+8%)	22mo	$85,000	$63	66

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,985
• Equity at exit: $23,707

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $22,492
• Equity at exit: $13,747

Cash invested: $44,520 (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 95602

• Active inventory: 186
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $326

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Park Dr #4 Auburn, CA	1.0	1.0	900	$1,675	$1.86	12d	1	0.26mi
3711 Galena Dr #3 Auburn, CA	2.0	1.5	991	$1,850	$1.87	2d	1	0.29mi
3681 Galena Dr #2 Auburn, CA	2.0	1.5	991	$1,800	$1.82	8d	1	0.32mi
3633 Park Dr #2 Auburn, CA	2.0	1.0	922	$1,699	$1.84	2d	1	0.35mi
11325 Quartz Dr Auburn, CA	1.0–2.0	1.0	775	$2,069	$2.67	2d	10	0.41mi
3585 Sapphire Dr #4 Auburn, CA	2.0	1.0	900	$1,375	$1.53	2d	1	0.42mi
11550 Garnet Way #2 Auburn, CA	2.0	1.5	966	$1,725	$1.79	8d	1	0.48mi
11700 Garnet Way #4 Auburn, CA	2.0	1.0	840	$1,695	$2.02	17d	1	0.49mi
11752 Jones St Unit 11752 Auburn, CA	2.0	1.0	815	$1,795	$2.20	11d	1	1.23mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	3d	1	1.23mi

Listing history 13 events

1. 2026-06-18
   days on market $159,000 Active 29 DOM
2. 2026-06-17
   days on market $159,000 Active 28 DOM
3. 2026-06-16
   days on market $159,000 Active 27 DOM
4. 2026-06-15
   days on market $159,000 Active 26 DOM
5. 2026-06-13
   days on market $159,000 Active 24 DOM
6. 2026-06-13
   days on market $159,000 Active 23 DOM
7. 2026-06-09
   days on market $159,000 Active 20 DOM
8. 2026-06-08
   days on market $159,000 Active 19 DOM
9. 2026-06-07
   days on market $159,000 Active 18 DOM
10. 2026-06-03
    days on market $159,000 Active 14 DOM
11. 2026-06-02
    days on market $159,000 Active 13 DOM
12. 2026-06-01
    days on market $159,000 Active 12 DOM
13. 2026-05-31
    days on market $159,000 Active 11 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 32 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,640
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,625
• Taxable income: $1,466
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,558/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): 19,701
• Household income: $97,466
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 521.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% German/W. Germanic 0%

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: ▼ -426.11%
• Current HPI: 257.0087
• Rent YoY: —
• 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