1577 Cottonwood Cir #34 · North Auburn, CA 95603

$137,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 48 Days on market

Built 1972 Est $120k · 14% over

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +4.9/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully updated, this charming double-wide manufactured home is located in the desirable Woodside Village 55+ community in Auburn. Bright and spacious, the home features a thoughtfully designed floor plan with numerous upgrades throughout. Enjoy dual-pane windows, stylish window coverings, modern appliances, and under-cabinet lighting that enhance both comfort and functionality. Laminate flooring flows seamlessly throughout the home, complemented by updated shower stalls and toilets. A newer HVAC system ensures year-round comfort, while keyless entry adds everyday convenience. Step outside to a lovely newer deck beneath a covered patioperfect for relaxing or visiting w

Key facts

• Laminate flooring
• Dual-pane windows
• Modern appliances

Tags

• DUAL-PANE WINDOWS
• MODERN APPLIANCES
• UNDER-CABINET LIGHTING
• LAMINATE FLOORING
• UPDATED SHOWER STALLS
• NEWER HVAC SYSTEM

Property features AI

Finance

• Other: Located in Woodside Village Mobile Home Park; Address: 1577 Cottonwood Cir #34, Auburn, CA 95603
• HOA & community: Not part of an association; Located in a senior community; Land lease: no (listed land lease amount present)

Exterior

• Parking: Assigned covered parking; no garage
• Utilities: Individual electric meter; Individual gas meter; Natural gas connected; 220V outlet in laundry; Public water; Public sewer
• Home design: Manufactured home (manufactured in park); Double-wide; Built in 1972
• Construction: Aluminum/metal skirting; Other roof type; Boise Cascade manufactured home
• Exterior features: Private lot with landscaped front and back yards; Close to clubhouse; Shed(s) on property

Interior

• Kitchen: Free-standing refrigerator; Gas cooktop; Free-standing gas oven; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Simulated wood; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Deck attached to the living area; Great room layout; Breakfast area in kitchen; Dining and living combo with a formal dining area; Covered deck/porch with porch steps and railings; Dual-pane windows with coverings and screens; Pets allowed with limits and service animals permitted
• Laundry & utility: Washer and dryer included; Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $137k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Rents rising (+2.3%/yr); 204 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $947 of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($133k) 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 $132,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1972 — 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: 1.49% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Cottonwood Cir #8	0.04mi	2/2.0	1,152 (0%)	5mo	$99,000	$86	94
12202 Hemlock Dr	0.05mi	2/2.0	1,152 (0%)	6mo	$120,000	$104	92
1608 Spruce Ct	0.12mi	2/2.0	1,152 (0%)	10mo	$125,000	$109	86
12366 Pepperwood Cir #182	0.14mi	2/2.0	1,248 (+8%)	3mo	$110,000	$88	77
12207 Hemlock Dr #99	0.08mi	2/2.0	1,248 (+8%)	10mo	$120,000	$96	74
99 Marigold Ave #99	0.44mi	2/2.0	1,052 (-9%)	0mo	$125,000	$119	64
110 Marigold Ave #110	0.44mi	3/— (+1)	1,190 (+3%)	6mo	$140,000	$118	64
1642 Tulip Cir	0.14mi	2/2.0	1,296 (+12%)	15mo	$130,000	$100	60
107 Marigold Ave	0.43mi	2/2.0	1,200 (+4%)	15mo	$92,000	$77	60
1605 Grass Valley Hwy #84	0.35mi	2/2.0	1,246 (+8%)	14mo	$125,000	$100	58
85 Primrose Ave	0.49mi	2/2.0	1,100 (-4%)	14mo	$155,000	$141	58
108 Marigold	0.44mi	2/2.0	1,000 (-13%)	10mo	$120,000	$120	49

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $18,995
• Equity at exit: $20,427

10-year hold

• IRR: 20.9%
• Equity multiple: 2.72×
• Total profit: $65,949
• Equity at exit: $11,845

Cash invested: $38,360 (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 95603

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $667

Break-even live

Break-even rent $1,198

Max offer price $137,000

Occupancy floor 62%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Shockley Rd Auburn, CA	3.0	2.0	1100	$2,495	$2.27	1d	1	0.93mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	3d	1	0.94mi
11752 Jones St Unit 11752 Auburn, CA	2.0	1.0	815	$1,795	$2.20	10d	1	0.94mi
731 Mikkelsen Dr Auburn, CA	2.0	2.0	1006	$2,150	$2.14	1d	1	1.33mi
203 E Electric St Auburn, CA	2.0	1.0	1100	$1,625	$1.48	1d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $137,000 Active 48 DOM
2. 2026-06-17
   days on market $137,000 Active 47 DOM
3. 2026-06-16
   days on market $137,000 Active 46 DOM
4. 2026-06-15
   days on market $137,000 Active 45 DOM
5. 2026-06-13
   days on market $137,000 Active 43 DOM
6. 2026-06-13
   days on market $137,000 Active 42 DOM
7. 2026-06-09
   days on market $137,000 Active 39 DOM
8. 2026-06-08
   days on market $137,000 Active 38 DOM
9. 2026-06-07
   days on market $137,000 Active 37 DOM
10. 2026-06-03
    days on market $137,000 Active 33 DOM
11. 2026-06-02
    days on market $137,000 Active 32 DOM
12. 2026-06-01
    days on market $137,000 Active 31 DOM
13. 2026-05-31
    days on market $137,000 Active 30 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 34 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,520
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$3,985
• Taxable income: $6,198
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $6,522/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): 28,432
• Household income: $85,357
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1017.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -500.89%
• Current HPI: 251.4573
• Rent YoY: ▲ 2.34%
• 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