150 Clinton Rd #7 · Jackson, CA 95642

$130,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 21 Days on market

Built 1973 Good condition Est $92k · 41% over

---

Why this score? — see what drove the C+ 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
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Jackson and just minutes from shopping, restaurants, and the hospital, this charming move-in ready home offers comfort, style, and convenience in a highly desirable 55+ community. Inside, you'll find thoughtful upgrades throughout, including a beautifully updated kitchen featuring a knotty pine ceiling, stainless steel hood, double oven, dishwasher, and freshly painted interior. The kitchen and both bathrooms showcase refurbished countertops with an elegant marble-like finish for a fresh, modern touch. Additional improvements include waterproof laminate flooring, recessed lighting, central heat and air, newer windows, and a roof that has been coated within the last t

Key facts

• Knotty pine ceiling
• Central heat and air
• Updated kitchen

Tags

• UPDATED KITCHEN
• KNOTTY PINE CEILING
• REFURBISHED COUNTERTOPS
• WATERPROOF LAMINATE FLOORING
• RECESSED LIGHTING
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Located at 150 Clinton Rd #7, Jackson, CA 95642 (in Highlands Mobile Home Park); Directions available: enter Highlands Mobile Home Park from Clinton Road off HWY 49; stay right toward the exit to find space 7
• HOA & community: No homeowners association; Land lease: No (listed land lease amount present)

Exterior

• Parking: Covered parking; no garage
• Utilities: Public water; Public sewer; Cable available; Individual gas meter; 220-volt outlet in laundry
• Home design: Manufactured home in park; Double wide; Built in 1973; Located in a senior community
• Construction: Key Biscayne make; Skirting: wood and metal
• Exterior features: Elastomeric roof; Lot described as 'Other'

Interior

• Kitchen: Island; Laminate countertops; Built-in electric oven; Electric cooktop; Hood over range; Microwave; Dishwasher; Disposal; Free-standing refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral/vaulted living room; Covered and screened-in patio/deck (enclosed deck option); Pets allowed with limits
• Laundry & utility: Washer and dryer included; Electric hookup in laundry; Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.8% in Jackson — 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 67/100 on livability (#313 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: crime D, amenities D-, 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: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
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: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $92,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Clinton Rd #17	0.06mi	2/2.0	1,512 (-2%)	1mo	$90,000	$60	94
150 Clinton #27	0.02mi	2/2.0	1,440 (-6%)	9mo	$134,000	$93	81
150 Clinton #15	0.06mi	2/2.0	1,440 (-6%)	9mo	$56,000	$39	79

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $32,190
• Equity at exit: $19,383

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $96,699
• Equity at exit: $11,240

Cash invested: $36,400 (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 95642

• Active inventory: 93
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $836

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 57%

Sensitivity live

Price	-10% $925	-5% $881	+0% $836	+5% $791	+10% $746
Rent	-10% $662	-5% $749	+0% $836	+5% $922	+10% $1,009
Rate	-1.0pp $901	-0.5pp $869	base $836	+0.5pp $802	+1.0pp $768

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Hoffman St Jackson, CA	2.0	1.0	1180	$2,195	$1.86	13d	1	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $130,000 Active 21 DOM
2. 2026-06-17
   days on market $130,000 Active 20 DOM
3. 2026-06-16
   days on market $130,000 Active 19 DOM
4. 2026-06-15
   days on market $130,000 Active 18 DOM
5. 2026-06-13
   days on market $130,000 Active 16 DOM
6. 2026-06-13
   days on market $130,000 Active 15 DOM
7. 2026-06-09
   days on market $130,000 Active 12 DOM
8. 2026-06-08
   days on market $130,000 Active 11 DOM
9. 2026-06-07
   days on market $130,000 Active 10 DOM
10. 2026-06-05
    days on market $130,000 Active 7 DOM
11. 2026-06-03
    days on market $130,000 Active 6 DOM
12. 2026-06-02
    days on market $130,000 Active 5 DOM
13. 2026-06-01
    days on market $130,000 Active 4 DOM
14. 2026-05-31
    days on market $130,000 Active 3 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 29 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$3,782
• Taxable income: $8,462
• Est. tax owed @ 24.0%: −$2,031
• After-tax cash flow: $7,997/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 75/100 Cosmetic rehab

This move-in ready manufactured home in Jackson, CA, offers a good condition with recent updates and improvements, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Rental Replace outdoor light fixtures — Improves property presentation for potential tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Rental Replace outdoor light fixtures — Improves property presentation for potential tenants ↑

ⓘ 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: 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 — Jackson

• Score: 67/100
• State rank: #313
• US rank: #10542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, CA
• City population: 7,350
• Population (ZIP): 7,350

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Russian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 2% Russian/Polish/Slavic 1%

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: ▼ -144.51%
• Current HPI: 135.3393
• 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