2958 Spring View Ln · Placerville, CA 95667

$29,995

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 21 Days on market

Built 1978

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for home ownership in the desirable Hidden Springs Villa 55+ community! This 2 bedroom, 2 bath fixer is being sold AS IS and offers plenty of potential for the next owner to make it their own. Features include dual pane windows throughout, vaulted ceiling in the living room, built-in hutch in the dining area, kitchen with space for a small table, and a laundry room with additional storage. The spacious primary suite offers a large closet and ensuite bath with double sinks, soaking tub, and separate shower. The secondary bedroom also features an ensuite bathroom with shower. Enjoy the covered porch, small fenced area, and huge storage shed complete with shelving. Washer, dr

Key facts

• Covered porch
• Fenced area
• Vaulted ceiling

Tags

• DUAL PANE WINDOWS
• VAULTED CEILING
• BUILT-IN HUTCH
• LAUNDRY ROOM
• COVERED PORCH
• FENCED AREA

Property features AI

Finance

• HOA & community: No homeowners association; Land lease: no (land lease amount listed separately)

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Propane; Individual electric meter; Individual gas meter; Public water; Public sewer
• Home design: Manufactured home (double wide) in a park; Built in 1978; Fixer condition; Located in a senior community
• Construction: Composition roof; Aluminum and vinyl skirting
• Exterior features: Fenced yard; Carport awning; Porch awning; Covered deck; Storage area / shed(s); Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Range hood; Dishwasher; Disposal; Breakfast area; Laminate counters; Dining space in kitchen / dining-living combo
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Double sinks; Tub; Shower stall(s)
• Heating & cooling: Central heating (propane); Central air conditioning; Ceiling fans
• Interior features: Cathedral/vaulted living room ceiling; Dual-pane full windows; Carpeted porch and covered deck; Porch steps; Storage shed(s); Pets allowed with number and size limits
• Laundry & utility: Washer and dryer included; Indoor laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 58.5% vs local median 2.8% in Placerville — 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 (#553 in CA) — a middle-class / working-renter tenant base. Strengths: housing B+; Watch: schools D+, amenities D, crime F.
• Placerville Union Elementary (town): math 29% / reading 46% proficiency, ranked #248 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $207 of loan paydown is wiped out by about $900 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 + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($30k) 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 $29,545 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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 F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 6.29% ✓
• Cap rate: 58.54%
• Cash-on-cash: 186.60%
• DSCR: 9.30
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $70,272
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2846 Hidden Springs Cir	0.08mi	2/2.0	1,152 (0%)	4mo	$70,000	$61	93
2786 Hidden Springs Cir	0.14mi	2/2.0	1,152 (0%)	18mo	$43,875	$38	78

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.51×
• Total profit: $88,294
• Equity at exit: $4,472

10-year hold

• IRR: —
• Equity multiple: 28.31×
• Total profit: $229,392
• Equity at exit: $2,593

Cash invested: $8,399 (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 95667

• Rents YoY: 12.5%
• Active inventory: 352
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$157
• Tax from tax record: −$14 /mo · $163/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,306

Break-even live

Break-even rent $232

Max offer price $29,995

Occupancy floor 26%

Sensitivity live

Price	-10% $1,323	-5% $1,314	+0% $1,306	+5% $1,297	+10% $1,289
Rent	-10% $1,157	-5% $1,231	+0% $1,306	+5% $1,380	+10% $1,455
Rate	-1.0pp $1,321	-0.5pp $1,314	base $1,306	+0.5pp $1,298	+1.0pp $1,290

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: $7,499
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Ridgecrest Ct Unit 3 Placerville, CA	2.0	1.0	800	$1,800	$2.25	2d	1	0.38mi
3010 Traci Ct Placerville, CA	2.0	2.0	1195	$2,475	$2.07	13d	1	1.20mi
2879 Acacia Way Unit 2 Placerville, CA	2.0	1.0	806	$1,800	$2.23	11d	1	1.20mi
7142 Green Valley Rd Placerville, CA	2.0	1.0	860	$2,100	$2.44	18d	1	1.27mi
2760 Coloma St Apt 3 Placerville, CA	2.0	1.0	725	$1,700	$2.34	2d	1	1.29mi
631 Weaver Way Placerville, CA	2.0	1.0	800	$1,650	$2.06	21d	1	1.33mi
920 Hillcrest St Placerville, CA	2.0	1.0	840	$2,300	$2.74	23d	1	1.42mi
2791 Manor Dr Placerville, CA	2.0	1.0	780	$1,600	$2.05	20d	1	1.48mi
2793 Manor Dr Placerville, CA	2.0	1.0	815	$1,700	$2.09	21d	1	1.49mi

Listing history 9 events

1. 2026-06-13
   days on market $29,995 Active 21 DOM
2. 2026-06-09
   days on market $29,995 Active 17 DOM
3. 2026-06-08
   days on market $29,995 Active 16 DOM
4. 2026-06-07
   days on market $29,995 Active 15 DOM
5. 2026-06-05
   days on market $29,995 Active 12 DOM
6. 2026-06-03
   days on market $29,995 Active 11 DOM
7. 2026-06-02
   days on market $29,995 Active 10 DOM
8. 2026-06-01
   days on market $29,995 Active 9 DOM
9. 2026-05-31
   pricedays on market $29,995 Active 8 DOM

ⓘ 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: $163 · $14/mo
• Projected year-2 tax: $228 · $19/mo
• Expected delta: +$65/yr (+$5/mo · 39.6%)

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 16 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: $22,623
• − Mortgage interest: −$1,680
• − Property taxes: −$163
• − Insurance: −$150
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$873
• Taxable income: $16,138
• Est. tax owed @ 24.0%: −$3,873
• After-tax cash flow: $11,799/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: Placerville Union Elementary
• NCES district ID: 0630780
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $54,662
• Composite: 32.8/100
• National rank: #5626
• State rank: #248 of 517 in CA

Livability — Placerville

• Score: 61/100
• State rank: #553
• US rank: #18366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Placerville, CA
• County: El Dorado County · 144,198 people
• City population: 36,830
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,830
• Household income: $89,938
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 1147.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -480.50%
• Current HPI: 262.6014
• Rent YoY: ▲ 12.48%
• 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

Property tax history

-0.1%/yr

Latest (2023): $163 · -0.5% YoY. Source: county tax records.