30 Candy Ln · Grass Valley, CA 95945

$67,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 88 Days on market

Built 1975 4,613 sqft lot

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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
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Freshly Updated in a Desirable 55+ Grass Valley Community! * * Nestled among beautiful pine trees at 30 Candy Ln, this charming home has received a wonderful makeover, featuring * * new flooring, fresh interior paint, and a NEW ROOF installed on 3/29/2026 * * . The property is enhanced by lovely landscaping, colorful plants, and a producing apricot tree, creating a welcoming outdoor setting. Inside, the open floor plan offers comfortable living and plenty of potential to make it your own. The spacious kitchen features a large island, breakfast bar, and abundant workspace, making it ideal for everyday living and entertaining. The living room showcases a stunning built-in wood hutch

Key facts

• Large kitchen island
• Open floor plan
• Laundry room

Tags

• LARGE KITCHEN ISLAND
• BUILT IN WOOD HUTCH
• FENCED BACKYARD
• TWO SHEDS
• LAUNDRY ROOM
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Land lease amount required
• Financial info: Monthly land lease amount applies
• HOA & community: No homeowners association; Located in a land-lease community (land lease applies)

Exterior

• Parking: Space for 3 vehicles total; Attached covered parking and off-street parking (no traditional garage)
• Utilities: Individual electric meter and individual gas meter; Natural gas connected; Internet available; Private water and private sewer
• Home design: Manufactured home (double wide) located in a park; Built in 1975; Property described as fixer and also updated/remodeled; Senior community
• Construction: Aluminum skirting; Composition roof; Manufactured construction (Golden West)
• Exterior features: Backyard with fence and garden; Carport awning and porch awning; Covered deck/porch (deck attached to living room); Storage shed(s)

Interior

• Kitchen: Built-in electric oven; Gas cook top; Dishwasher; Garbage disposal; Pantry closet; Kitchen island; Plumbed for ice maker
• Bedrooms: 2 bedrooms including master bedroom
• Flooring: Simulated wood, laminate and wood flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning and ceiling fans
• Interior features: Built-in electric oven, gas cook top, dishwasher and garbage disposal; Plumbed for ice maker; Pantry closet and kitchen island; Dining bar and combined dining/living area; Covered deck/porch with railings and porch steps; Storage area; Pets allowed (cats and dogs permitted)
• Laundry & utility: Indoor laundry room with hookups (220 volts in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 2.0% in Grass Valley — 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 74/100 on livability (#134 in CA, #4,710 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime F, cost of living F.
• Nevada Joint Union High (town): math 25% / reading 61% proficiency, ranked #201 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 197 active listings in the ZIP; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,919 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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: 2.81% ✓
• Cap rate: 24.67%
• Cash-on-cash: 65.62%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Candy Ln	0.07mi	2/2.0	1,440 (+7%)	5mo	$65,000	$45	81
31 Candy Ln	0.03mi	2/2.0	1,392 (+4%)	18mo	$110,000	$79	78
44 Primrose Ln	0.08mi	2/2.0	1,326 (-1%)	22mo	$147,000	$111	76
18 Juan Way	0.10mi	2/2.0	1,296 (-4%)	18mo	$89,500	$69	74
28 Primrose Ln	0.04mi	3/2.0 (+1)	1,200 (-11%)	4mo	$125,000	$104	72
28 Wendy Cir	0.20mi	2/2.0	1,440 (+7%)	11mo	$95,000	$66	70
11195 Alpine Ln	0.35mi	3/2.0 (+1)	1,255 (-7%)	3mo	$399,000	$318	65
14 Wendy Cir	0.24mi	2/2.0	1,248 (-7%)	19mo	$117,000	$94	61
73 Wendy Cir	0.28mi	3/2.0 (+1)	1,264 (-6%)	13mo	$172,500	$136	61
10 Wendy Cir #10	0.26mi	3/2.0 (+1)	1,220 (-9%)	13mo	$140,000	$115	57
17 Wendy Cir	0.23mi	2/2.0	1,200 (-11%)	19mo	$115,000	$96	56
502 Granite Hill Ct	0.66mi	3/2.0 (+1)	1,452 (+8%)	7mo	$227,000	$156	45

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: 61.8%
• Equity multiple: 3.65×
• Total profit: $50,412
• Equity at exit: $10,139

10-year hold

• IRR: 65.5%
• Equity multiple: 6.79×
• Total profit: $110,274
• Equity at exit: $5,879

Cash invested: $19,040 (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 95945

• Rents YoY: 0.4%
• Active inventory: 197
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,041

Break-even live

Break-even rent $595

Max offer price $67,999

Occupancy floor 41%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $67,999 Active 88 DOM
2. 2026-06-18
   days on market $67,999 Active 87 DOM
3. 2026-06-17
   days on market $67,999 Active 86 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $67,999 Active 85 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 5/10 Major 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,954
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$1,978
• Taxable income: $12,134
• Est. tax owed @ 24.0%: −$2,912
• After-tax cash flow: $9,582/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: Nevada Joint Union High
• NCES district ID: 0626880
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $57,336
• Composite: 37.53/100
• National rank: #4393
• State rank: #201 of 517 in CA

Livability — Grass Valley

• Score: 74/100
• State rank: #134
• US rank: #4710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grass Valley, CA
• County: Nevada County · 85,339 people
• City population: 48,022
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 27,470
• Household income: $65,989
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1624.0

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 98,490 people
• By 2030: 97,295 · -1.2%
• By 2040: 92,041 · -6.5%
• By 2050: 85,164 · -13.5%
• By 2075: 68,436 · -30.5%
• By 2100: 49,536 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.74%
• Current HPI: 253.8946
• Rent YoY: ▲ 0.38%
• Metro: Truckee-Grass Valley, 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