10088 Grinding Rock Dr · Alta Sierra, CA 95949

$95,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 18 Days on market

Built 1976 Good condition 3,655 sqft lot Est $115k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a relaxing senior lifestyle awaiting you in this spacious 2 bedroom, 2 bath ready to occupy home offering a seamless blend of comfort and convenience, perfectly designed for ease of living. The kitchen, thoughtfully laid out with a G-shaped design and a practical breakfast bar flows seamlessly into the formal dining room with built-in cabinets and a living room which features a free-standing wood burning fire place creating an ideal space for entertaining and daily life. The primary bathroom provides the functionality of a double vanity, a large soaking tub and a designated shower stall. Outside, a private yard offers a personal sanctuary, complemented by an expansive covered deck,

Key facts

• Double vanity
• Large soaking tub
• Formal dining room

Tags

• G-SHAPED KITCHEN DESIGN
• BREAKFAST BAR
• FORMAL DINING ROOM
• DOUBLE VANITY
• LARGE SOAKING TUB
• DESIGNATED SHOWER STALL

Property features AI

Finance

• Other: Senior community
• HOA & community: Mandatory association; Monthly association fee; Association amenities include activities, BBQ area, pool, clubhouse, park, public transit nearby; pet restrictions

Exterior

• Parking: Attached parking; Guest parking available
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter; Gas plumbed; Cable available; Internet available; Electric: Other
• Home design: Manufactured in park (double wide); Updated/remodeled; Built in 1976; Composition roof
• Construction: Fleetwood manufacturer; Festival make; Fiberglass and other skirting
• Exterior features: Storage and shed(s); Garden

Interior

• Kitchen: Gas cook top; Hood over range; Dishwasher; Pantry closet; Laminate counters
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Laminate; Tile; Linoleum
• Bathrooms: 2 full bathrooms; Double sinks; Low-flow toilets; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Gas heating; Wood stove (fireplace); Central cooling; Ceiling fans
• Interior features: Cathedral ceiling; Formal entry; Carpeted covered patio and porch; Window coverings and screens; Storage area
• Laundry & utility: Washer and dryer included; Laundry inside (inside room/area); Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.4% in Alta Sierra — 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 59/100 on livability (#662 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime C-, schools D+, amenities 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: 255 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 2.32% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.04%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10086 Grinding Rock Dr #208	0.01mi	2/2.0	1,536 (+7%)	1mo	$75,000	$49	87
10040 Stone Arch Dr	0.22mi	2/2.0	1,440 (0%)	4mo	$85,000	$59	86
10131 Shamrock Lode	0.25mi	2/2.0	1,488 (+3%)	1mo	$60,000	$40	82
10150 Stone Arch Dr	0.16mi	2/2.0	1,344 (-7%)	1mo	$55,000	$41	81
14821 Hidden Rock Dr #282	0.21mi	2/2.0	1,337 (-7%)	1mo	$89,500	$67	77
10088 Dalewood Way	0.65mi	2/2.0	1,440 (0%)	0mo	$138,000	$96	70
10046 Dalewood Way	0.61mi	2/2.0	1,440 (0%)	2mo	$160,000	$111	69
10073 Dalewood Way	0.65mi	2/2.0	1,440 (0%)	1mo	$115,000	$80	69
14969 N Country Rd	0.66mi	3/2.0 (+1)	1,456 (+1%)	1mo	$82,500	$57	61
10080 Lode Line Way	0.65mi	3/2.0 (+1)	1,476 (+2%)	0mo	$135,000	$91	60
13927 Meda Dr	0.57mi	3/2.0 (+1)	1,368 (-5%)	1mo	$140,000	$102	60
10024 Golden Shore Dr	0.45mi	3/2.0 (+1)	1,566 (+9%)	0mo	$210,000	$134	59

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: 46.6%
• Equity multiple: 3.03×
• Total profit: $53,875
• Equity at exit: $14,165

10-year hold

• IRR: 52.4%
• Equity multiple: 6.12×
• Total profit: $136,201
• Equity at exit: $8,214

Cash invested: $26,600 (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 95949

• Home prices YoY: -34.7%
• Active inventory: 255
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,087

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,153	-5% $1,120	+0% $1,087	+5% $1,054	+10% $1,021
Rent	-10% $913	-5% $1,000	+0% $1,087	+5% $1,174	+10% $1,261
Rate	-1.0pp $1,135	-0.5pp $1,111	base $1,087	+0.5pp $1,062	+1.0pp $1,037

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15487 Kingsbury Cir Grass Valley, CA	2.0	2.0	1200	$2,000	$1.67	4d	1	1.27mi

Listing history 13 events

1. 2026-06-21
   days on market $95,000 Active 18 DOM
2. 2026-06-19
   days on market $95,000 Active 16 DOM
3. 2026-06-18
   days on market $95,000 Active 15 DOM
4. 2026-06-17
   days on market $95,000 Active 14 DOM
5. 2026-06-16
   days on market $95,000 Active 13 DOM
6. 2026-06-15
   days on market $95,000 Active 12 DOM
7. 2026-06-13
   days on market $95,000 Active 10 DOM
8. 2026-06-13
   days on market $95,000 Active 9 DOM
9. 2026-06-10
   days on market $95,000 Active 7 DOM
10. 2026-06-09
    days on market $95,000 Active 6 DOM
11. 2026-06-08
    days on market $95,000 Active 5 DOM
12. 2026-06-07
    days on market $95,000 Active 4 DOM
13. 2026-06-03
    pricedays on marketlisting id $95,000 Active 1 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 7 d/yr ≥96°F today · 16 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: $26,485
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$2,764
• Taxable income: $12,262
• Est. tax owed @ 24.0%: −$2,943
• After-tax cash flow: $10,102/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 manufactured home is in good condition with minimal repairs needed. It offers a spacious and well-maintained living space with a good curb appeal.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace gutters — Improves home's appearance and functionality
• Both Update flooring — Modernizes the home and improves aesthetics
• Both Paint interior walls — Freshens the home's appearance and improves curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace gutters — Improves home's appearance and functionality ↑
• Both Update flooring — Modernizes the home and improves aesthetics ↑
• Both Paint interior walls — Freshens the home's appearance and improves curb appeal ↑

ⓘ 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: 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 — Alta Sierra

• Score: 59/100
• State rank: #662
• US rank: #20497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nevada County · 85,339 people
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 20,552
• Household income: $98,181
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 181.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -122.41%
• Current HPI: 230.2373
• Rent YoY: —
• 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