350 Pleasant Valley Rd #49 · Diamond Springs, CA 95619

$252,000

2 bd · 2.0 ba · 1,086 sqft · Manufactured · 63 Days on market

Built 2025 Est $179k · 41% over

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Why this score? — see what drove the F 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 +13.8/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This Spacious Double-Wide 2025 Champion Creekside Manor ENERGY EFFICIENT built 2bed/2bath featuring a large Family Room and even larger Living Room. This spacious Kitchen features Granite Counters, SS Appliances!The inside Laundry area provides the ultimate convenience! Beautiful Home, complete with FIREPROOF Siding and Roof Composition, Shatter Resistant Windows, and Sealed Eaves, has NEVER been occupied! Conveniently located in El Dorado County within the highly sought after (ALL Ages Community) Westwood Mobile Home Park.

Key facts

• Roof composition
• Inside laundry area
• Sealed eaves

Tags

• ENERGY EFFICIENT
• FIREPROOF SIDING
• ROOF COMPOSITION
• SHATTER RESISTANT WINDOWS
• SEALED EAVES
• INSIDE LAUNDRY AREA

Property features AI

Finance

• HOA & community: No homeowner association; Not a senior community; Land lease amount: $830/month

Exterior

• Parking: Attached covered parking
• Utilities: Propane; Public water; Public sewer; Individual electric meter; Individual gas meter
• Home design: Manufactured in park; Double wide; Champion-made; Built in 2025; Located in a land-lease park
• Construction: Manufactured construction
• Exterior features: Corner lot; Shingle (composition) roof

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Ice maker (plumbed); Dishwasher; Disposal; Microwave
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Simulated wood; Laminate; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Great room living area; Dining and family room combo; Pantry closet; Breakfast area; Slab and stone countertops
• Laundry & utility: Indoor laundry with electric and gas hookups (hookups only); 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $252k.

Deal economics

• At list price, monthly cash flow is $24 ($291/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (11.3% below list).
• Recommended offer: $224k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.3% in Diamond Springs — 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 47/100 on livability (#1,239 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D-, amenities F, commute F.
• Mother Lode Union Elementary (rural): math 36% / reading 41% proficiency, ranked #726 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Creek Elementary (466 students, 50% FRL); Herbert C. Green Middle (374 students, 49% FRL); Union Mine High (math 31% / reading 66%, grade D, #373 of 1,170 statewide, top 32%, 1,066 students, 38% FRL).
• Market conditions: 32 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,511 (11.3% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $179,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 China Garden Rd #102	0.32mi	2/2.0	1,056 (-3%)	5mo	$115,000	$109	76
3550 China Garden Rd Unit 79A	0.41mi	2/2.0	1,087 (+0%)	10mo	$182,000	$167	72
3550 China Garden Rd #88	0.33mi	2/2.0	1,152 (+6%)	6mo	$98,000	$85	69
350 Pleasant Valley Rd #37	0.05mi	2/2.0	924 (-15%)	8mo	$88,000	$95	66
3550 CHINA GARDEN Rd #100	0.41mi	2/2.0	1,056 (-3%)	15mo	$95,000	$90	64
3550 China Garden Rd Unit 79B	0.29mi	3/2.0 (+1)	1,155 (+6%)	9mo	$175,000	$152	64
3550 China Garden Rd #124	0.41mi	2/2.0	1,000 (-8%)	8mo	$175,000	$175	61
4390 Patterson Dr #232	0.73mi	2/2.0	1,152 (+6%)	8mo	$190,000	$165	50
4390 Patterson Dr #256	0.73mi	2/2.0	1,144 (+5%)	14mo	$265,000	$232	46
4390 Patterson Dr #261	0.73mi	2/2.0	1,152 (+6%)	14mo	$260,000	$226	44
4380 Patterson Dr #206	0.46mi	2/2.0	1,248 (+15%)	12mo	$205,500	$165	44
4280 Patterson Dr #69	0.59mi	2/2.0	1,248 (+15%)	13mo	$238,000	$191	37

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-39,258
• Equity at exit: $37,574

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-32,062
• Equity at exit: $21,788

Cash invested: $70,560 (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 95619

• Active inventory: 32
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,780/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $24

Break-even live

Break-even rent $2,204

Max offer price $252,000

Occupancy floor 94%

Sensitivity live

Price	-10% $198	-5% $111	+0% $24	+5% $-63	+10% $-150
Rent	-10% $-152	-5% $-64	+0% $24	+5% $113	+10% $201
Rate	-1.0pp $151	-0.5pp $88	base $24	+0.5pp $-41	+1.0pp $-108

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 Racquet Way Diamond Springs, CA	2.0	2.0	968	$1,900	$1.96	0d	1	0.87mi
4012 Wimbledon Dr Diamond Springs, CA	3.0	2.5	1233	$2,250	$1.82	3d	1	0.91mi
3884 Rosey Way Placerville, CA	3.0	2.0	1100	$2,595	$2.36	21d	1	1.08mi

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 ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,821
• − Mortgage interest: −$14,116
• − Property taxes: −$3,780
• − Insurance: −$1,260
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$7,331
• Taxable loss: −$3,957
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,240/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: Mother Lode Union Elementary
• NCES district ID: 0625980
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $59,429
• Composite: 36.63/100
• National rank: #9251
• State rank: #726 of 1400 in CA

Livability — Diamond Springs

• Score: 47/100
• State rank: #1239
• US rank: #26264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Springs, CA
• City population: 6,362
• Population (ZIP): 6,362

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% Hispanic / Latino 24% Two or more races 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 9% Slovak 4% Russian 4%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 7% Korean 1% French/Haitian/Cajun 1%

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: ▼ -137.93%
• Current HPI: 248.9804
• 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