3945 Grass Valley Hwy #45 · North Auburn, CA 95602

$79,500

2 bd · 1.5 ba · 820 sqft · Manufactured · 49 Days on market

Built 1974 Good condition Est $71k · 13% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

* * Updated MLS Property Description * * Charming and move-in ready mobile home located at the quiet end of a serene 55+ community with affordable $700 space rent. Enjoy the simple life here with good neighbors and if you don't need a pool or clubhouse, why pay for them in higher space rent? Set in a lush, garden-like setting, this home offers peaceful outdoor living with a spacious 19.5-foot front porch for morning coffee and a private deck perfect for evening barbecues or relaxing outdoors. Inside, the home feels open and airy with desirable 8-foot ceilings, offering a more spacious feel than standard mobile home ceiling heights. The expanded 7' x 10' living area connects beauti

Key facts

• Private deck
• Updated bathrooms
• 8-foot ceilings

Tags

• GARDEN-LIKE SETTING
• 19.5-FOOT FRONT PORCH
• PRIVATE DECK
• 8-FOOT CEILINGS
• 1-YEAR-OLD CARPETING
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Located in Elders Park; directions: Highway 49 towards Dry Creek, turn left into Elders Park (before Dutch Brothers), continue straight and make the last right to the property.
• Financial info: Land lease indicated as $700 (see listing for details)
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: 3 parking spaces; Covered parking; Detached parking (no garage)
• Utilities: Individual electric meter; Individual gas meter; Public water; Public sewer; Internet available; 220V outlet in laundry
• Home design: Manufactured in park; Single wide; Western Deluxe make; Built in 1974
• Construction: Metal roof; Aluminum skirting
• Exterior features: Fenced yard; Backyard with garden and landscaped areas; Automatic and manual sprinklers; Carport awning and porch awning; Workshop, storage and shed(s)

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Microwave; Hood over range; Laminate and wood countertops; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; Tile finishes; Tub with shower over
• Heating & cooling: Central heating; Heat pump; Natural gas heating; Central cooling; Ceiling fans; Window units; See remarks regarding cooling
• Interior features: Great room; Dining bar and dining/living combo; Deck attached to family room; Porch steps, covered and uncovered decks, porch; Storage area
• Laundry & utility: Stacked washer/dryer included inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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 $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% 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 49 days — a 3% lower offer ($77k) 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.27% ✓
• Cap rate: 19.51%
• Cash-on-cash: 47.22%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $70,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3945 Grass Valley Hwy #40	0.03mi	2/2.0	840 (+2%)	1mo	$35,000	$42	91
3765 Grass Valley Hwy #34	0.12mi	2/1.0	800 (-2%)	17mo	$65,000	$81	74
3765 Grass Valley Hwy #38	0.12mi	2/2.0	720 (-12%)	17mo	$62,000	$86	58
3765 Grass Valley Hwy #67	0.12mi	2/2.0	930 (+13%)	19mo	$94,500	$102	55

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $42,932
• Equity at exit: $11,854

10-year hold

• IRR: 50.5%
• Equity multiple: 5.91×
• Total profit: $109,330
• Equity at exit: $6,874

Cash invested: $22,260 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $876

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 46%

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: $19,875
• Closing costs: $2,385
• 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	0.40mi
3711 Galena Dr #3 Auburn, CA	2.0	1.5	991	$1,850	$1.87	2d	1	0.42mi
3681 Galena Dr #2 Auburn, CA	2.0	1.5	991	$1,800	$1.82	7d	1	0.46mi
3633 Park Dr #2 Auburn, CA	2.0	1.0	922	$1,699	$1.84	2d	1	0.49mi
11325 Quartz Dr Auburn, CA	1.0–2.0	1.0	775	$2,069	$2.67	2d	10	0.53mi
3585 Sapphire Dr #4 Auburn, CA	2.0	1.0	900	$1,375	$1.53	2d	1	0.56mi
11550 Garnet Way #2 Auburn, CA	2.0	1.5	966	$1,725	$1.79	7d	1	0.62mi
11700 Garnet Way #4 Auburn, CA	2.0	1.0	840	$1,695	$2.02	17d	1	0.62mi
11752 Jones St Unit 11752 Auburn, CA	2.0	1.0	815	$1,795	$2.20	10d	1	1.37mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	3d	1	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $79,500 Active 49 DOM
2. 2026-06-17
   days on market $79,500 Active 48 DOM
3. 2026-06-16
   days on market $79,500 Active 47 DOM
4. 2026-06-15
   days on market $79,500 Active 46 DOM
5. 2026-06-13
   days on market $79,500 Active 44 DOM
6. 2026-06-13
   days on market $79,500 Active 43 DOM
7. 2026-06-09
   days on market $79,500 Active 40 DOM
8. 2026-06-08
   days on market $79,500 Active 39 DOM
9. 2026-06-07
   days on market $79,500 Active 38 DOM
10. 2026-06-03
    days on market $79,500 Active 34 DOM
11. 2026-06-02
    days on market $79,500 Active 33 DOM
12. 2026-06-01
    days on market $79,500 Active 32 DOM
13. 2026-05-31
    days on market $79,500 Active 31 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 7 d/yr ≥99°F today · 16 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: $21,650
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$2,313
• Taxable income: $9,830
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $8,152/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming mobile home is move-in ready with good condition and minimal repairs needed. It offers a spacious porch and deck for outdoor enjoyment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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