240 Sacramento Ave · Hamilton City, CA 95951

$49,000

3 bd · 2.0 ba · 6,000 sqft · Manufactured public records · 38 Days on market

Built 2004

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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 +4.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this recently remodeled and inviting 3-bedroom, 2-bathroom mobile home offering comfort, natural light, and peaceful surroundings. Step into a bright, open living room with large windows that create a warm and welcoming atmosphere. The kitchen features newer tile flooring, ample cabinetry, quartz countertops, stainless steel appliances, and a practical layout ideal for everyday living. The space flows seamlessly into the open living and dining areas, making it ideal for entertaining. All bedrooms are generously sized, with the primary suite offering its own private bathroom and a spacious closet for added convenience. Located in the desirable Hamilton City Mobile Home Community,

Key facts

• Quartz countertops
• Newer tile flooring
• Private bathroom

Tags

• REMODELED MOBILE HOME
• NEWER TILE FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATHROOM
• SPACIOUS CLOSET

Property features AI

Finance

• HOA & community: Located in Hamilton City Community (park name)

Exterior

• Parking: Attached carport; Carport
• Utilities: Electricity available; Natural gas available
• Home design: Manufactured home (Residential); Fleetwood - Westfield model; Located in a manufactured home park (MHP)
• Construction: Wood siding; Metal roof; 61 ft mobile home
• Exterior features: Partial fencing; Back yard; City lot; Wooded lot; Paved road access; No pool

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Evaporative cooling
• Interior features: Ceiling fan(s); Laminate counters; One fireplace
• Laundry & utility: Common area laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#879 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment D, cost of living D, schools F.
• Hamilton Unified (rural): math 11% / reading 32% proficiency, ranked #455 of 517 in CA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 108 units permitted in Glenn County in 2024 (61 in 5+ unit buildings).

Forward outlook

• In year one you build about $254 of equity ($339 loan paydown + $-85 appreciation (-0.2% local appreciation)).
• Glenn County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.2% 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 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.11% ✓
• Cap rate: 36.92%
• Cash-on-cash: 109.37%
• DSCR: 5.87
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.2%
• Equity multiple: 4.71×
• Total profit: $50,938
• Equity at exit: $13,803

10-year hold

• IRR: 76.1%
• Equity multiple: 9.68×
• Total profit: $119,099
• Equity at exit: $16,257

Cash invested: $13,720 (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 95951

• Home prices YoY: -0.1%
• Active inventory: 7
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $824

Break-even live

Break-even rent $969

Max offer price $49,000

Occupancy floor 54%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $49,000 Active 38 DOM
2. 2026-06-18
   days on market $49,000 Active 37 DOM
3. 2026-06-17
   days on market $49,000 Active 36 DOM
4. 2026-06-16
   days on market $49,000 Active 35 DOM
5. 2026-06-15
   days on market $49,000 Active 34 DOM
6. 2026-06-14
   days on market $49,000 Active 32 DOM
7. 2026-06-13
   days on market $49,000 Active 31 DOM
8. 2026-06-10
   days on market $49,000 Active 29 DOM
9. 2026-06-09
   days on market $49,000 Active 28 DOM
10. 2026-06-08
    days on market $49,000 Active 27 DOM
11. 2026-06-07
    days on market $49,000 Active 26 DOM
12. 2026-06-05
    days on market $49,000 Active 23 DOM
13. 2026-06-03
    days on market $49,000 Active 22 DOM
14. 2026-06-02
    days on market $49,000 Active 21 DOM
15. 2026-06-01
    days on market $49,000 Active 20 DOM
16. 2026-05-31
    days on market $49,000 Active 19 DOM
17. 2026-05-30
    days on market $49,000 Active 18 DOM
18. 2026-05-12
    listed $49,000 Active 928-char remark
19. 2024-04-10
    historical $1,000
20. 2024-03-13
    listed $1,000
21. 2024-01-29
    historical $799
22. 2024-01-21
    price $799
23. 2024-01-18
    price $865
24. 2024-01-12
    price $999
25. 2024-01-02
    price $1,095
26. 2023-12-25
    price $1,175
27. 2023-12-01
    price $1,225
28. 2023-11-17
    listed $975
29. 2019-10-18
    listed $30,000

ⓘ 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 6/10 Major FEMA zone AE · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,139
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$5,364
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$1,425
• Taxable income: $10,008
• Est. tax owed @ 24.0%: −$2,402
• After-tax cash flow: $7,486/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: Hamilton Unified
• NCES district ID: 0601339
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $40,669
• Composite: 18.18/100
• National rank: #8960
• State rank: #455 of 517 in CA

Livability — Hamilton City

• Score: 54/100
• State rank: #879
• US rank: #23735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton City, CA
• Population (ZIP): 2,743

Population outlook (Glenn County) Hauer SSP2

• Today (2025): 27,468 people
• By 2030: 27,091 · -1.4%
• By 2040: 26,437 · -3.8%
• By 2050: 25,768 · -6.2%
• By 2075: 24,018 · -12.6%
• By 2100: 21,236 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 30% White 10% Asian 3%
• Hispanic origin (detail): Mexican 81%
• Common ancestry: Russian 4% Slovak 1%
• Foreign-born: 29% · Canada
• Languages at home: 27% English-only · Spanish 73%

Political lean MEDSL · Glenn

• 2024 margin: Solid R (+34.9) · D 31.2% · R 66.1% · Other 2.7%
• 2008→2024 swing: -12.9pp toward R · 2008: -22.0pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+27.2 2016: R+29.0 2012: R+25.5 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.17%
• Current HPI: 332.4252
• 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

+63.3% since first listed

12 events — show timeline

• 2026-05-12 Listed $49,000 TCAOR
• 2024-04-10 Rental Removed $1,000 APPFOLIO
• 2024-03-13 Listed for Rent $1,000 APPFOLIO
• 2024-01-29 Rental Removed $799 APPFOLIO
• 2024-01-21 Price Changed $799 APPFOLIO
• 2024-01-18 Price Changed $865 APPFOLIO
• 2024-01-12 Price Changed $999 APPFOLIO
• 2024-01-02 Price Changed $1,095 APPFOLIO
• 2023-12-25 Price Changed $1,175 APPFOLIO
• 2023-12-01 Price Changed $1,225 APPFOLIO
• 2023-11-17 Listed for Rent $975 APPFOLIO
• 2019-10-18 Listed $30,000 TCAOR

Property tax history

+3.4%/yr

Latest (2025): $22,297 · +1.2% YoY. Source: county tax records.