450 Gladycon Rd #41 · Colfax, CA 95713

$49,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 261 Days on market

Built 1970

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this home on a spacious lot in the friendly, well-established Shady Glen Estates 55+ community. The open living and dining area offers great potential for relaxing or entertaining, and the bright kitchen connects to a cozy breakfast nook. Just off the side entry is a versatile bonus roomperfect for a home office, reading space, or hobby area. The enclosed patio provides a year-round space to unwind or work on projects. The property also features a rare extended driveway with partial cover for up to three vehicles, a storage shed, and a backyard with room for pets, gardening, or enjoying the outdoors. An automatic backup generator is included, along with beautiful rose bushes that a

Key facts

• Cozy breakfast nook
• Private backyard
• Fully enclosed patio

Tags

• COZY BREAKFAST NOOK
• VERSATILE AREA FOR HOME OFFICE
• FULLY ENCLOSED PATIO
• RARE EXTENDED DRIVEWAY
• PRIVATE BACKYARD
• AUTOMATIC BACKUP GENERATOR

Property features AI

Finance

• Other: Located in a park community (Shady Glen Park); Directions: At entrance of park, follow to pool area; home is straight in from the road.
• Financial info: Land lease: No (land lease amount listed separately)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Off-street parking; Covered parking (carport awning); No garage
• Utilities: Public water; Public sewer; Cable available; Generator available / electric service; 220 volts in laundry
• Home design: Manufactured in park (double wide); Fixer and updated/remodeled elements; Built in 1970; Located in a senior community
• Construction: Metal roof; Wood skirting; Manufactured home construction
• Exterior features: Carport awning; Storage area / additional storage structure; Close to clubhouse; Garden

Interior

• Kitchen: Breakfast area; Built-in gas oven; Built-in gas range; Microwave; Garbage disposal
• Bedrooms: 2 bedrooms (including master bedroom)
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms; Double sinks; Tile finishes; Bathtub
• Heating & cooling: Central cooling; Central heating; Pellet stove
• Interior features: Built-in gas oven and built-in gas range; Garbage disposal; Microwave; Insulation and energy-efficient windows; Dual-pane full windows; Enclosed porch/patio with porch steps; Carpeted porch area; Screened room; Office and family room; Dining/living combo
• Laundry & utility: Indoor laundry (laundry closet/inside room); 220-volt outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.4% vs local median 2.5% in Colfax — 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 71/100 on livability (#216 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Colfax Elementary (rural): math 24% / reading 33% proficiency, ranked #348 of 517 in CA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 105 active listings in the ZIP; solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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 1970 — 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. 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.
6. 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.
7. 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: 3.73% ✓
• Cap rate: 33.35%
• Cash-on-cash: 96.64%
• DSCR: 5.30
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $160,704
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Gladycon #87	0.01mi	3/2.0 (+1)	1,360 (+5%)	8mo	$160,000	$118	80
450 Gladycon Rd #98	0.01mi	2/2.0	1,248 (-4%)	22mo	$155,000	$124	75

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: 97.6%
• Equity multiple: 5.55×
• Total profit: $63,606
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 11.58×
• Total profit: $147,779
• Equity at exit: $4,314

Cash invested: $13,972 (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 95713

• Active inventory: 105
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,125

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $49,900 Active 261 DOM
2. 2026-06-18
   days on market $49,900 Active 260 DOM
3. 2026-06-17
   days on market $49,900 Active 259 DOM
4. 2026-06-16
   pricedays on market $49,900 Active 258 DOM
5. 2026-06-15
   days on market $75,000 Active 257 DOM
6. 2026-06-13
   days on market $75,000 Active 255 DOM
7. 2026-06-13
   days on market $75,000 Active 254 DOM
8. 2026-06-10
   days on market $75,000 Active 252 DOM
9. 2026-06-09
   days on market $75,000 Active 251 DOM
10. 2026-06-08
    days on market $75,000 Active 250 DOM
11. 2026-06-07
    days on market $75,000 Active 249 DOM
12. 2026-06-05
    days on market $75,000 Active 246 DOM
13. 2026-06-03
    days on market $75,000 Active 245 DOM
14. 2026-06-02
    days on market $75,000 Active 244 DOM
15. 2026-06-01
    days on market $75,000 Active 243 DOM
16. 2026-05-31
    days on market $75,000 Active 242 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,330
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$1,452
• Taxable income: $13,512
• Est. tax owed @ 24.0%: −$3,243
• After-tax cash flow: $10,259/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: Colfax Elementary
• NCES district ID: 0609300
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $59,844
• Composite: 25.87/100
• National rank: #7345
• State rank: #348 of 517 in CA

Livability — Colfax

• Score: 71/100
• State rank: #216
• US rank: #6827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Placer County · 390,510 people
• City population: 9,448
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 9,448
• Household income: $87,839
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 209.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.00%
• Current HPI: 238.8248
• Rent YoY: —
• Metro: Sacramento-Roseville-Folsom, 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