20 Rollingwood Dr #75 · Jackson, CA 95642

$149,900

2 bd · 2.0 ba · 3,163 sqft · Manufactured public records · 53 Days on market

Built 1987 $47/sqft · 56% below area Est $182k · 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedroom, 2 bathroom manufactured home with a versatile den/office featuring a sliding glass door that opens to the back patioperfect for indoor/outdoor living. This home offers a formal dining room, spacious and functional laundry room, and includes appliances for added convenience. Enjoy the ease of an attached garage and level driveway. Situated on a large lot with a landscaped front yard and a beautifully maintained backyard that captures special mountain views. A great blend of comfort, space, and scenery!

Key facts

• Formal dining room
• Attached garage
• Laundry room

Tags

• DEN OFFICE
• SLIDING GLASS DOOR
• BACK PATIO
• FORMAL DINING ROOM
• LAUNDRY ROOM
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.8% in Jackson — 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 67/100 on livability (#313 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: crime D, amenities D-, commute F.
• Amador County Unified (town): math 23% / reading 37% proficiency, ranked #330 of 517 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 66 units permitted in Amador County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Amador 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $181,876
• List price: $149,900
• Delta: -17.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $6,924
• Equity at exit: $22,351

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $46,032
• Equity at exit: $12,961

Cash invested: $41,972 (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 95642

• Active inventory: 93
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $491

Break-even live

Break-even rent $1,116

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $149,900 Active 53 DOM
2. 2026-06-17
   days on market $149,900 Active 52 DOM
3. 2026-06-16
   days on market $149,900 Active 51 DOM
4. 2026-06-15
   days on market $149,900 Active 50 DOM
5. 2026-06-13
   days on market $149,900 Active 48 DOM
6. 2026-06-13
   days on market $149,900 Active 47 DOM
7. 2026-06-09
   days on market $149,900 Active 44 DOM
8. 2026-06-08
   days on market $149,900 Active 43 DOM
9. 2026-06-07
   days on market $149,900 Active 42 DOM
10. 2026-06-05
    days on market $149,900 Active 39 DOM
11. 2026-06-03
    days on market $149,900 Active 38 DOM
12. 2026-06-02
    days on market $149,900 Active 37 DOM
13. 2026-06-01
    days on market $149,900 Active 36 DOM
14. 2026-05-31
    days on market $149,900 Active 35 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $397 · $33/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$742/yr (+$62/mo · 187.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$8,397
• − Property taxes: −$397
• − Insurance: −$750
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,361
• Taxable income: $3,612
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $5,027/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: Amador County Unified
• NCES district ID: 0602450
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $55,428
• Composite: 26.67/100
• National rank: #7163
• State rank: #330 of 517 in CA

Livability — Jackson

• Score: 67/100
• State rank: #313
• US rank: #10542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, CA
• City population: 7,350
• Population (ZIP): 7,350

Population outlook (Amador County) Hauer SSP2

• Today (2025): 35,295 people
• By 2030: 34,147 · -3.3%
• By 2040: 31,618 · -10.4%
• By 2050: 29,913 · -15.2%
• By 2075: 27,308 · -22.6%
• By 2100: 23,465 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Russian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Amador

• 2024 margin: Strong R (+27.8) · D 34.7% · R 62.6% · Other 2.7%
• 2008→2024 swing: -13.2pp toward R · 2008: -14.6pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+24.4 2016: R+25.2 2012: R+19.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.51%
• Current HPI: 135.3393
• 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

Property tax history

+1.1%/yr

Latest (2025): $397 · +2.3% YoY. Source: county tax records.