350 Pleasant Valley Rd #72 · Diamond Springs, CA 95619

$130,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 284 Days on market

Built 1977 Est $150k · 13% 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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious Double Wide in Westwood Mobile Home Park! Discover this inviting home in the desirable all-ages Westwood Mobile Home Community. The family-friendly floor plan offers a bright and comfortable layout with two bedrooms thoughtfully separated for privacy. The primary suite features a shower/tub combo, toilet, and generous storage. Additional features include a guest bath off the hall, a spacious second bedroom, a large kitchen with dining area, and a laundry room with exterior access for added convenience. Highlights include vaulted ceilings, a covered deck for outdoor relaxation, covered parking, a large storage shed, and a generous yardperfect for summer gatherings. With the park ba

Key facts

• Guest bath
• Double wide
• Laundry room

Tags

• DOUBLE WIDE
• WESTWOOD MOBILE HOME PARK
• PRIMARY SUITE
• GUEST BATH
• LARGE KITCHEN
• LAUNDRY ROOM

Property features AI

Finance

• Other: Located in Westwood mobile home park at 350 Pleasant Valley Rd #72, Diamond Springs, CA
• Financial info: No land lease (listing shows a land lease amount field but indicates 'No')
• HOA & community: No association

Exterior

• Parking: Attached parking for 3 vehicles
• Utilities: Public water; Public sewer; Cable available; Propane; 220V outlet in laundry
• Home design: Manufactured in-park double wide; Built in 1977
• Construction: Composition roof; Metal skirting; Lancer make
• Exterior features: Storage / shed(s); Landscaped front and back

Interior

• Kitchen: Hood over range; Ice maker; Dishwasher; Microwave
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Tile; Linoleum; Wood
• Bathrooms: 2 full bathrooms; Tubs with shower over
• Heating & cooling: Central heating; Pellet stove; Wood stove; Central cooling; Ceiling fans
• Interior features: Cathedral / vaulted living room; Dining and living room combo; Wood countertops; Storage area
• Laundry & utility: Washer and dryer included; Electric laundry hookups; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: schools D, crime D-, amenities 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.
• Market conditions: 30 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($114k) 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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?
6. 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?
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: 1.72% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.48%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $150,000
• 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 #88	0.28mi	2/2.0	1,152 (-4%)	6mo	$98,000	$85	75
350 Pleasant Valley Rd #50	0.06mi	2/2.0	1,120 (-7%)	18mo	$140,000	$125	71
3550 China Garden Rd Unit 79B	0.24mi	3/2.0 (+1)	1,155 (-4%)	9mo	$175,000	$152	70
3550 China Garden Rd #71	0.39mi	2/2.0	1,200 (0%)	17mo	$89,000	$74	67
3550 China Garden Rd #102	0.27mi	2/2.0	1,056 (-12%)	5mo	$115,000	$109	63
3550 China Garden Rd #121	0.36mi	2/2.0	1,162 (-3%)	17mo	$80,000	$69	63
3550 China Garden Rd #70	0.38mi	2/2.0	1,296 (+8%)	10mo	$95,000	$73	61
4380 Patterson Dr #206	0.51mi	2/2.0	1,248 (+4%)	12mo	$205,500	$165	60
3550 China Garden Rd Unit 79A	0.36mi	2/2.0	1,087 (-9%)	10mo	$182,000	$167	59
4280 Patterson Dr #69	0.65mi	2/2.0	1,248 (+4%)	13mo	$238,000	$191	52
3550 CHINA GARDEN Rd #100	0.36mi	2/2.0	1,056 (-12%)	15mo	$95,000	$90	51
3550 China Garden Rd #131	0.41mi	2/2.0	1,305 (+9%)	19mo	$166,000	$127	51

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: 22.8%
• Equity multiple: 1.93×
• Total profit: $33,999
• Equity at exit: $19,383

10-year hold

• IRR: 30.7%
• Equity multiple: 3.76×
• Total profit: $100,604
• Equity at exit: $11,240

Cash invested: $36,400 (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: 30
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $864

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 56%

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: $32,500
• Closing costs: $3,900
• 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	1d	1	0.79mi
4012 Wimbledon Dr Diamond Springs, CA	3.0	2.5	1233	$2,250	$1.82	1d	1	0.83mi
3884 Rosey Way Placerville, CA	3.0	2.0	1100	$2,595	$2.36	19d	1	1.05mi

Listing history 13 events

1. 2026-06-18
   days on market $130,000 Active 284 DOM
2. 2026-06-17
   days on market $130,000 Active 283 DOM
3. 2026-06-16
   days on market $130,000 Active 282 DOM
4. 2026-06-15
   days on market $130,000 Active 281 DOM
5. 2026-06-13
   days on market $130,000 Active 279 DOM
6. 2026-06-13
   days on market $130,000 Active 278 DOM
7. 2026-06-09
   days on market $130,000 Active 275 DOM
8. 2026-06-08
   days on market $130,000 Active 274 DOM
9. 2026-06-07
   days on market $130,000 Active 273 DOM
10. 2026-06-03
    days on market $130,000 Active 269 DOM
11. 2026-06-02
    days on market $130,000 Active 268 DOM
12. 2026-06-01
    days on market $130,000 Active 267 DOM
13. 2026-05-31
    days on market $130,000 Active 266 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 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: $26,771
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$3,782
• Taxable income: $8,824
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $8,251/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