2000 Camanche Rd #234 · Camanche North Shore, CA 95640

$99,950

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 9 Days on market

Built 1978 $80/sqft · 40% below area Est $166k · 40% 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
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This mobile home really needs an owner who doesn't mind a little fixing up! If you like fishing, water sports and camp style living this is for you! 2 bedrooms and 2 baths plus inside laundry room and spacious kitchen and dining area. Per owner the local fire department is awesome! There is plenty of room to roam and a roomy layout for your daily living needs. Welcome the summer evenings to relax and capture lake views from the spacious wraparound decking. Don't pass this one by! Buyer must complete a application with the MHP before submitting offer. Buyer should also look at park rules so there are no surprises. Buyer to verify square footage. The manufacture date is unknown, believe

Key facts

• Lake views
• Spacious kitchen
• Inside laundry room

Tags

• INSIDE LAUNDRY ROOM
• SPACIOUS KITCHEN
• SPACIOUS WRAPAROUND DECKING
• LAKE VIEWS

Property features AI

Finance

• Other: Located at 2000 Camanche Rd #234 in a mobile home park (space #234)
• Financial info: Land lease: No (land lease amount listed separately)
• HOA & community: No association

Exterior

• Parking: Off-street parking; no garage
• Utilities: Cable available; Public water; Public sewer; Electric service listed as other
• Home design: Manufactured home located in a park; Double wide; Built in 1978
• Construction: Composition roof; Other roof material noted; Fleetwood manufacturer (mobile home)
• Exterior features: Porch awning; Cul-de-sac lot location; Irregular lot shape

Interior

• Kitchen: Laminate countertops; Hood over range, Dishwasher, Electric cook top
• Bedrooms: 2 bedrooms
• Flooring: Laminate and other flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating and other heating; Central cooling and ceiling fans
• Interior features: Hood over range, Dishwasher, Electric cook top; One fireplace in the living room; Covered deck and porch; Window coverings; Pets allowed
• Laundry & utility: Indoor laundry in its own room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 51/100 on livability (#1,095 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B+; Watch: schools F, amenities F, 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: 120 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 $692 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,950

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 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?
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: 2.03% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.79%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (median comp): $165,935
• List price: $99,950
• Delta: -16.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Camanche #203	0.00mi	2/2.0	1,128 (-10%)	22mo	$167,000	$148	66
2000 Camanche Rd #233	0.49mi	2/2.0	1,248 (0%)	14mo	$179,999	$144	65
2000 Camanche Rd #34	0.00mi	3/2.0 (+1)	1,080 (-14%)	23mo	$150,000	$139	54

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: 39.5%
• Equity multiple: 2.69×
• Total profit: $47,333
• Equity at exit: $14,903

10-year hold

• IRR: 45.9%
• Equity multiple: 5.39×
• Total profit: $122,958
• Equity at exit: $8,642

Cash invested: $27,986 (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 95640

• Active inventory: 120
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $998

Break-even live

Break-even rent $764

Max offer price $99,950

Occupancy floor 46%

Sensitivity live

Price	-10% $1,054	-5% $1,026	+0% $998	+5% $970	+10% $941
Rent	-10% $838	-5% $918	+0% $998	+5% $1,078	+10% $1,158
Rate	-1.0pp $1,048	-0.5pp $1,023	base $998	+0.5pp $972	+1.0pp $946

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $99,950 Active 9 DOM
2. 2026-06-18
   days on market $99,950 Active 6 DOM
3. 2026-06-17
   days on market $99,950 Active 5 DOM
4. 2026-06-16
   days on market $99,950 Active 4 DOM
5. 2026-06-15
   days on market $99,950 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $99,950 Active 1 DOM
7. 2026-05-31
   days on market $139,000 Active 191 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: $452 · $38/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$308/yr (+$26/mo · 68.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 15 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: $24,324
• − Mortgage interest: −$5,599
• − Property taxes: −$452
• − Insurance: −$500
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$2,908
• Taxable income: $10,974
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $9,340/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 — Camanche North Shore

• Score: 51/100
• State rank: #1095
• US rank: #25438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camanche North Shore, CA
• Population (ZIP): 12,811

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 17% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Arabic 2%

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: ▼ -144.63%
• Current HPI: 169.9705
• 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

Property tax history

+3.3%/yr

Latest (2025): $452 · -5.5% YoY. Source: county tax records.