3765 Grass Valley Hwy #218 · North Auburn, CA 95602

$165,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured · 32 Days on market

Built 1980 Est $177k · 7% 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 +26.2/30.0
• ARV discount +10.5/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 2-bedroom, 2-bath home located in Auburn, the desirable Rock Creek Mobile Home Park! This charming home features an oversized primary suite with a walk-in closet, exterior access to the back patio, and newer HVAC for year-round comfort. Spacious primary bath with walk-in shower stall. . Enjoy the added living space of the sunroom, perfect for relaxing, hobbies, or entertaining. Covered carport parking and storage shed provide added convenience. Don't miss this wonderful opportunity to own a comfortable and inviting home in a sought-after community!

Key facts

• Walk-in closet
• Sunroom
• Storage shed

Tags

• OVERSIZED PRIMARY SUITE
• WALK-IN CLOSET
• BACK PATIO
• SUNROOM
• COVERED CARPORT PARKING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 189 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $176,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3765 Grass Valley Hwy #111	0.06mi	2/2.0	1,536 (0%)	2mo	$130,000	$85	96
3765 Grass Valley Hwy #77	0.00mi	2/2.0	1,530 (-0%)	7mo	$176,000	$115	94
3765 Grass Valley Hwy #246	0.00mi	2/2.0	1,488 (-3%)	6mo	$227,500	$153	90
3765 Grass Valley Hwy #213	0.07mi	3/2.0 (+1)	1,488 (-3%)	5mo	$132,000	$89	83
3765 Grass Valley Hwy #271	0.00mi	2/2.0	1,440 (-6%)	8mo	$149,000	$103	83
3765 Grass Valley Hwy #203	0.06mi	2/2.0	1,440 (-6%)	11mo	$188,000	$131	78
3765 Grass Valley Hwy #238	0.06mi	2/2.0	1,440 (-6%)	11mo	$139,000	$97	77
3765 Grass Valley Hwy #56	0.00mi	3/2.0 (+1)	1,440 (-6%)	11mo	$142,500	$99	75
3765 Grass Valley Hwy #250	0.06mi	2/2.0	1,344 (-12%)	3mo	$165,000	$123	74
3765 Grass Valley Hwy #225	0.20mi	3/2.0 (+1)	1,440 (-6%)	10mo	$135,000	$94	67
3765 Grass Valley Hwy #227	0.06mi	2/2.0	1,344 (-12%)	11mo	$165,000	$123	67
3765 Grass Valley Hwy #232	0.20mi	2/2.0	1,344 (-12%)	11mo	$160,000	$119	60

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $202
• Equity at exit: $24,602

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $34,946
• Equity at exit: $14,266

Cash invested: $46,200 (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: 189
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $422

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 74%

Sensitivity live

Price	-10% $537	-5% $480	+0% $422	+5% $365	+10% $308
Rent	-10% $266	-5% $344	+0% $422	+5% $501	+10% $579
Rate	-1.0pp $506	-0.5pp $464	base $422	+0.5pp $380	+1.0pp $336

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $165,000 Active 32 DOM
2. 2026-06-19
   remarks 563-char remark
3. 2026-06-18
   days on market $165,000 Active 29 DOM
4. 2026-06-18
   price $165,000 Active 28 DOM
5. 2026-06-17
   days on market $175,000 Active 28 DOM
6. 2026-06-16
   days on market $175,000 Active 27 DOM
7. 2026-06-15
   days on market $175,000 Active 26 DOM
8. 2026-06-13
   days on market $175,000 Active 24 DOM
9. 2026-06-13
   days on market $175,000 Active 23 DOM
10. 2026-06-09
    days on market $175,000 Active 20 DOM
11. 2026-06-08
    days on market $175,000 Active 19 DOM
12. 2026-06-07
    days on market $175,000 Active 18 DOM
13. 2026-06-03
    days on market $175,000 Active 14 DOM
14. 2026-06-02
    days on market $175,000 Active 13 DOM
15. 2026-06-01
    days on market $175,000 Active 12 DOM
16. 2026-05-31
    days on market $175,000 Active 11 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 5 d/yr ≥99°F today · 12 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: $23,738
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,800
• Taxable income: $2,598
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,446/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: 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