1130 White Rock Rd #115 · El Dorado Hills, CA 95762

$179,999

3 bd · 2.0 ba · 1,213 sqft · Manufactured public records · 20 Days on market

Built 2003 Est $193k · 7% under

---

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 +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home in the sought after Sunset Estates Park. Featuring 3 bedrooms, 2 bathrooms, and over 1,200 square feet of comfortable living space, this property offers the perfect blend of convenience and functionality in a desirable park setting just minutes from town center, shopping, dining, and easy freeway access. The spacious primary suite is a true retreat with a large bedroom, walk-in closet, and a tastefully updated en-suite bathroom, while the additional bedrooms provide flexibility for family, guests, or a home office. Enjoy outdoor living on the covered deck perfect for relaxing or entertaining along with a generously sized yard and the added privacy of a corner u

Key facts

• Covered deck
• Corner unit location
• Covered carport

Tags

• COVERED DECK
• GENEROUSLY SIZED YARD
• CORNER UNIT LOCATION
• COVERED CARPORT

Property features AI

Finance

• Other: Located in El Dorado County, El Dorado Hills (postal code 95762)
• Financial info: Land lease amount listed (not applicable if land lease is No)
• HOA & community: No homeowners association; Not a senior community; No land lease

Exterior

• Parking: Attached covered parking; Off-street parking; Guest parking available
• Utilities: Public water; Public sewer; Internet available; 220V outlet in laundry
• Home design: Manufactured in park (double wide); Built in 2003
• Construction: Composition roof; Wood skirting; Fleetwood manufactured home
• Exterior features: Fence; Storage / shed(s)

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Dishwasher; Garbage disposal; Microwave; Breakfast area; Pantry closet; Dining/living combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Double sinks; Tile finishes; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Open beam ceiling in living area; Attached deck; Porch; Storage area (exterior storage/shed)
• Laundry & utility: Washer included; Dryer included; Washer/Dryer hookups; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

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 ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 2.2% in El Dorado Hills — 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 (#530 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, housing A; Watch: amenities F, commute F, cost of living F.
• El Dorado Union High (suburban): math 44% / reading 69% proficiency, ranked #89 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 636 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.4% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $177,299 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.75% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.63%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $192,867
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 White Rock Rd #119	0.03mi	2/2.0 (-1)	1,200 (-1%)	1mo	$199,000	$166	91
1130 White Rock Rd #15	0.03mi	3/2.0	1,120 (-8%)	5mo	$229,000	$204	81
1130 White Rock Rd #103	0.14mi	3/2.0	1,214 (+0%)	15mo	$190,000	$157	81
1130 White Rock Rd #46	0.08mi	3/2.0	1,100 (-9%)	13mo	$175,000	$159	70
1130 White Rock Rd #31	0.05mi	3/2.0	1,041 (-14%)	8mo	$159,900	$154	68
1130 White Rock Rd #106	0.18mi	2/2.0 (-1)	1,053 (-13%)	6mo	$91,000	$86	60
1130 - 4601 White Rock Rd #66	0.13mi	3/2.0	1,065 (-12%)	24mo	$180,000	$169	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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.15×
• Total profit: $57,855
• Equity at exit: $26,838

10-year hold

• IRR: 35.2%
• Equity multiple: 4.30×
• Total profit: $166,111
• Equity at exit: $15,563

Cash invested: $50,400 (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 95762

• Rents YoY: 3.4%
• Active inventory: 636
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $1,346

Break-even live

Break-even rent $1,446

Max offer price $179,999

Occupancy floor 52%

Sensitivity live

Price	-10% $1,448	-5% $1,397	+0% $1,346	+5% $1,295	+10% $1,244
Rent	-10% $1,097	-5% $1,222	+0% $1,346	+5% $1,471	+10% $1,595
Rate	-1.0pp $1,437	-0.5pp $1,392	base $1,346	+0.5pp $1,299	+1.0pp $1,252

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Valley View Pkwy El Dorado Hills, CA	1.0–3.0	1.0–2.0	948	$3,021	$3.19	0d	14	0.18mi
2230 Valley View Pkwy El Dorado Hills, CA	1.0–2.0	1.0–2.0	1044	$2,735	$2.62	0d	5	0.32mi
444 Lone Spur Dr Folsom, CA	3.0	2.0	1468	$2,850	$1.94	12d	1	1.48mi
300 Moon Cir #333 Folsom, CA	2.0	2.0	1031	$2,145	$2.08	0d	1	1.49mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $681 · $57/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$687/yr (+$57/mo · 100.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,796
• − Mortgage interest: −$10,083
• − Property taxes: −$681
• − Insurance: −$1,697
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$5,236
• Taxable income: $14,051
• Est. tax owed @ 24.0%: −$3,372
• After-tax cash flow: $12,781/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: El Dorado Union High
• NCES district ID: 0612070
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 69% ▬ 0.00%
• Median HH income: $78,936
• Composite: 50.84/100
• National rank: #1798
• State rank: #89 of 517 in CA

Livability — El Dorado Hills

• Score: 61/100
• State rank: #530
• US rank: #17760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Dorado Hills, CA
• County: El Dorado County · 144,198 people
• City population: 47,657
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 47,657
• Household income: $165,467
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 553.0

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 (68%)
• Race & ethnicity: White 68% Asian 13% Two or more races 11% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Portuguese 3% Slovak 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 3% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -437.07%
• Current HPI: 277.683
• Rent YoY: ▲ 3.41%
• 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

-0.0%/yr

Latest (2023): $681 · -0.4% YoY. Source: county tax records.