2874 Hidden Springs Cir · Placerville, CA 95667

$79,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 76 Days on market

Built 1977 1,716 sqft lot Est $102k · 23% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to your peaceful retreat in the heart of Placerville! This lovingly maintained 2-bedroom 2-bathroom manufactured home offers comfortable living in a serene 55+ community. The home features two ensuites on opposite ends of the home creating a private living area for both. The home also features a closed off area on the porch which can be utilized as a 3rd bedroom. The covered deck is a perfect spot to enjoy a cup of coffee or relaxing in the afternoon. The community features a clubhouse that includes a library, billiards, an exercise room, a heated swimming pool and an indoor hot tub. If you are looking for the convenience of urban living with a tranquil setting this is the place for

Key facts

• Covered deck
• Indoor hot tub
• Two ensuites

Tags

• TWO ENSUITES
• COVERED DECK
• HEATED SWIMMING POOL
• INDOOR HOT TUB

Property features AI

Finance

• Other: Land lease: No (land lease amount listed separately)
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Public water; Public sewer; Cable connected; 220 volts in kitchen; 220 volts in laundry
• Home design: Manufactured home in a park; Double-wide; Built in 1977; Senior community
• Construction: Fleetwood make; Aluminum skirting; Composition roof; Built in 1977
• Exterior features: Composition roof; Aluminum skirting; No notable lot features

Interior

• Kitchen: Built-in electric oven; Built-in electric range; Freestanding refrigerator; Dishwasher; Disposal; Microwave; Laminate countertops
• Bedrooms: 2 bedrooms (possible 3rd bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Jetted tub; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Wood stove
• Interior features: Wood-burning fireplace; Covered deck; Deck attached to living room; Dining bar and formal dining area; Laminate countertops; Pets allowed (with number limit)
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: amenities D, crime F, commute 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.
• Zoned schools: Edwin Markham Middle (math 23% / reading 47%, grade F, #181 of 498 statewide, top 36%, 391 students, 64% FRL); El Dorado High (math 30% / reading 60%, grade D-, #425 of 1,170 statewide, top 37%, 1,224 students, 30% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($74k) 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.45% ✓
• Cap rate: 21.19%
• Cash-on-cash: 53.22%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $102,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2874 Hidden Springs Cir	0.00mi	2/2.0	1,400 (0%)	1mo	$75,000	$54	100
2768 Hidden Springs Cir	0.06mi	2/2.0	1,440 (+3%)	1mo	$110,000	$76	92
2794 Hidden Springs Cir #15a	0.17mi	2/2.0	1,440 (+3%)	5mo	$80,000	$56	83
2854 Hidden Springs Cir	0.09mi	2/2.0	1,464 (+5%)	8mo	$156,900	$107	81
2923 Glenwood Ln	0.10mi	2/2.0	1,440 (+3%)	13mo	$89,000	$62	80
2820 Hidden Spgs	0.23mi	2/2.0	1,344 (-4%)	8mo	$102,000	$76	76
2860 Hidden Springs Cir	0.06mi	2/2.0	1,344 (-4%)	19mo	$98,000	$73	75
2799 Hidden Springs Cir	0.18mi	2/2.0	1,440 (+3%)	21mo	$105,000	$73	69

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: 56.9%
• Equity multiple: 3.71×
• Total profit: $59,926
• Equity at exit: $11,779

10-year hold

• IRR: 63.7%
• Equity multiple: 9.10×
• Total profit: $179,250
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $981

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,036	-5% $1,008	+0% $981	+5% $954	+10% $926
Rent	-10% $828	-5% $905	+0% $981	+5% $1,057	+10% $1,134
Rate	-1.0pp $1,021	-0.5pp $1,001	base $981	+0.5pp $961	+1.0pp $940

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2644 Woodridge Ct Placerville, CA	2.0	1.0	875	$1,895	$2.17	0d	1	0.31mi
3010 Traci Ct Placerville, CA	2.0	2.0	1195	$2,475	$2.07	14d	1	1.18mi

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: $23,195
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$2,298
• Taxable income: $11,180
• Est. tax owed @ 24.0%: −$2,683
• After-tax cash flow: $9,089/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