10760 Wigwam Rd #69 · Jamestown, CA 95327

$127,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 11 Days on market

Built 1960

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10760 Wig Wam Road space #69, located in the Twin Pines Mobile Home park. Do not miss the opportunity to see this beautiful single level spacious home with an open floor plan to include 3 bedrooms, 2 bathrooms, and a good-sized living room area. This home has a nice open feeling. Enjoy your quiet back porch, with a beautiful view, a small area for gardening on the side of the house, and a large garage for parking or storage needs. With a little love this home can be a perfect place for someone.

Key facts

• Private back porch
• New roof replacement
• Oversized garage

Tags

• NEW ROOF REPLACEMENT
• PRIVATE BACK PORCH
• DEDICATED SIDE GARDEN AREA
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Living area approximately 1,000 square feet; Total rooms: 5
• HOA & community: Pets allowed in the park

Exterior

• Parking: Detached garage facing front; 2 garage spaces (2 covered spaces)
• Utilities: Sewer connected
• Home design: Manufactured in park (mobile home); Double wide
• Construction: Composition shingle roof; Siding (other)
• Exterior features: Front yard; Corner lot; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Refrigerator; Disposal; Solid surface countertops
• Bedrooms: 3 bedrooms (street level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with stall shower; Other bathroom with solid surface and stall shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Solid surface countertops; No additional rooms listed; Double pane windows
• Laundry & utility: Washer and dryer in kitchen area; 220-volt outlet; Cabinets in laundry area; Laundry facility (street level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Cap rate 10.9% vs local median 4.5% in Jamestown — 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 53/100 on livability (#980 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B; Watch: housing C-, cost of living D, schools F.
• Sonora Union High (town): math 21% / reading 59% proficiency, ranked #243 of 517 in CA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tuolumne County population projected at -15% 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $127,000

Questions for the listing agent

1. Built in 1960 — 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 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. 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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $72,576
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10678 Wigwam Rd #14	0.17mi	3/2.0	1,232 (+7%)	14mo	$114,000	$93	69
18725 Hwy 108 #71 #71	0.35mi	3/2.0	1,152 (0%)	22mo	$59,000	$51	65
18725 Hwy 108 #62 #62	0.38mi	3/2.0	1,248 (+8%)	14mo	$57,900	$46	57
10678 Wigwam #10	0.17mi	2/2.0 (-1)	1,260 (+9%)	22mo	$80,000	$63	54
18717 Mill Villa Rd #156	0.75mi	2/2.0 (-1)	1,135 (-2%)	6mo	$72,000	$63	53
18371 5th Ave	0.65mi	3/2.0	1,188 (+3%)	16mo	$306,500	$258	51
18717 Mill Villa #101 #101	0.75mi	2/2.0 (-1)	1,040 (-10%)	18mo	$144,000	$138	29

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $10,598
• Equity at exit: $18,936

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $49,448
• Equity at exit: $10,981

Cash invested: $35,560 (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 95327

• Active inventory: 75
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $489

Break-even live

Break-even rent $1,111

Max offer price $127,000

Occupancy floor 67%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $127,000 Active 11 DOM
2. 2026-06-17
   days on market $127,000 Active 10 DOM
3. 2026-06-16
   days on market $127,000 Active 9 DOM
4. 2026-06-15
   days on market $127,000 Active 8 DOM
5. 2026-06-14
   days on market $127,000 Active 6 DOM
6. 2026-06-13
   days on market $127,000 Active 5 DOM
7. 2026-06-10
   days on market $127,000 Active 3 DOM
8. 2026-06-09
   days on market $127,000 Active 2 DOM
9. 2026-06-08
   remarks 693-char remark
10. 2026-06-08
    listed $127,000 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,761
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$3,695
• Taxable income: $4,091
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $4,888/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: Sonora Union High
• NCES district ID: 0637260
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $40,252
• Composite: 33.41/100
• National rank: #5470
• State rank: #243 of 517 in CA

Livability — Jamestown

• Score: 53/100
• State rank: #980
• US rank: #24642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, CA
• Population (ZIP): 8,799

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 24% Two or more races 13% Black 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.96%
• Current HPI: 100.2616
• 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

Price history

+159.2% since first listed

7 events — show timeline

• 2026-06-07 Listed $127,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-01-05 Sold (MLS) $112,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-08-10 Listed $120,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-10-13 Sold (MLS) $25,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-08-07 Listed $25,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-02-26 Sold (MLS) $36,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-11-14 Listed $49,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-2.6%/yr

Latest (2025): $200 · -24.1% YoY. Source: county tax records.