375 E State Highway 20 #67 · Upper Lake, CA 95485

$99,900

3 bd · 2.0 ba · 1,042 sqft · Manufactured · 126 Days on market

Built 1994 16 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

Key facts

• Tile flooring
• Tranquil pond
• 16.23 acre lot

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• STUNNING VIEWS OF MT KONOCTI
• SURROUNDING VINEYARDS
• TRANQUIL POND
• CONVENIENT HIGHWAY 20 ACCESS
• TILE FLOORING

Property features AI

Finance

• Other: Rent includes sewer
• Financial info: Land lease (park) with a monthly fee
• HOA & community: Located in Meadow Pointe Residential Park; Park amenities and setting include watersports, lake access, hiking, biking, fishing and mountainous surroundings; Manager approval required for park residency; Pets allowed with size and number limits

Exterior

• Parking: Covered carport (2 spaces)
• Utilities: Propane; Electricity connected (220V in kitchen and laundry); Public sewer; District/public water
• Home design: Single-story home; Mobile home (Meadow Creek model, approximately 24 x 44); Updated/remodeled condition
• Construction: Mobile home construction; Public records used for year built and living area
• Exterior features: Shed (1)

Interior

• Kitchen: Kitchenette; Laminate counters; Propane range; Self-cleaning oven; Range/stove hood; Propane water heater
• Bedrooms: Primary bedroom; All bedrooms on main level
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms; Shower in tub
• Heating & cooling: Wall heater; Kerosene heating option; Energy Star rated heating; Wall/window cooling; Evaporative cooling
• Interior features: Open floor plan; Ceiling fan; Pantry; Laminate counters; Unfurnished; Side entry; One level (entry level 1)
• Laundry & utility: Laundry inside; 220V in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#390 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D+, schools D-, amenities F.
• Upper Lake Unified (rural): math 17% / reading 32% proficiency, ranked #433 of 517 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $392 appreciation (0.4% local appreciation)).
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $45,848
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 E Hwy 20 #84	0.16mi	2/2.0 (-1)	1,040 (-0%)	3mo	$12,000	$12	85
375 E Highway 20 Hwy #50	0.16mi	2/2.0 (-1)	1,120 (+8%)	3mo	$40,000	$36	73
375 E Highway 20 Hwy #28	0.00mi	4/2.0 (+1)	1,120 (+8%)	17mo	$54,000	$48	68
375-#10 E State 20 Hwy	0.16mi	2/1.0 (-1)	896 (-14%)	4mo	$63,000	$70	57
375 E State Highway 20 #56	0.16mi	2/1.5 (-1)	900 (-14%)	17mo	$40,000	$44	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.37×
• Total profit: $38,297
• Equity at exit: $30,985

10-year hold

• IRR: 30.9%
• Equity multiple: 4.55×
• Total profit: $99,343
• Equity at exit: $38,862

Cash invested: $27,972 (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 95485

• Home prices YoY: 0.2%
• Active inventory: 31
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $618

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 58%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $99,900 Active 126 DOM
2. 2026-06-18
   days on market $99,900 Active 125 DOM
3. 2026-06-17
   days on market $99,900 Active 124 DOM
4. 2026-06-16
   days on market $99,900 Active 123 DOM
5. 2026-06-15
   days on market $99,900 Active 122 DOM
6. 2026-06-14
   days on market $99,900 Active 120 DOM
7. 2026-06-12
   days on market $99,900 Active 119 DOM
8. 2026-06-09
   days on market $99,900 Active 116 DOM
9. 2026-06-08
   days on market $99,900 Active 115 DOM
10. 2026-06-07
    days on market $99,900 Active 114 DOM
11. 2026-06-03
    days on market $99,900 Active 110 DOM
12. 2026-06-02
    days on market $99,900 Active 109 DOM
13. 2026-06-01
    days on market $99,900 Active 108 DOM
14. 2026-05-31
    days on market $99,900 Active 107 DOM
15. 2026-05-30
    days on market $99,900 Active 106 DOM
16. 2026-04-28
    price $99,900
17. 2026-03-25
    price $104,900
18. 2026-02-13
    listed $109,900 Active
19. 2016-12-12
    soldstatus $55,000 Closed Sale 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

20. 2016-11-21
    status Pending Sale 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

21. 2016-11-02
    historical Active Under Contract 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

22. 2016-10-26
    status Active 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

23. 2016-10-17
    historical 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

24. 2016-07-19
    historical Off-Market
25. 2016-07-12
    price $55,000 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

26. 2016-06-06
    listed $68,000 Active
27. 2016-04-19
    listed $68,000 Active 531-char remark

    Show marketing remark (531 chars)

    Very spacious and updated manufactured home in one of the most desirable family parks in the Northern Shore of the lake. Tile through out the home with new windows and doors. Updated oak cabinets in the kitchen and new appliances. Restrooms have new toilets and tubs with showers. This home has been loved and well cared for by the owners. The outdoors are landscaped with nice flowers gardens and large trees for the shade in the hot summer days. This home is a must see to appreciate the care it has received. Come take a look!!!

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

Taxation est. · year 1

• Rental income: $19,868
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$2,906
• Taxable income: $6,189
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $5,926/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: Upper Lake Unified
• NCES district ID: 0601442
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $35,872
• Composite: 20.24/100
• National rank: #8624
• State rank: #433 of 517 in CA

Livability — Upper Lake

• Score: 65/100
• State rank: #390
• US rank: #13252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Lake, CA
• Population (ZIP): 2,900

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 16% Hispanic / Latino 12% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 4% Portuguese 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.39%
• Current HPI: 154.5278
• 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

+46.9% since first listed

12 events — show timeline

• 2026-04-28 Price Changed $99,900 CRMLS
• 2026-03-25 Price Changed $104,900 CRMLS
• 2026-02-13 Listed $109,900 CRMLS
• 2016-12-12 Sold (MLS) $55,000 CRMLS
• 2016-11-21 Pending — CRMLS
• 2016-11-02 Contingent — CRMLS
• 2016-10-26 Relisted — CRMLS
• 2016-10-17 Listing Removed — CRMLS
• 2016-07-19 Delisted — BAREIS
• 2016-07-12 Price Changed $55,000 CRMLS
• 2016-06-06 Listed $68,000 BAREIS
• 2016-04-19 Listed $68,000 CRMLS