10088 Dalewood Way · Alta Sierra, CA 95949

$144,000

2 bd · 2.0 ba · 4,004 sqft · Manufactured public records · 96 Days on market

Built 1988 $323/mo HOA · 15% of rent

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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
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2/2, home includes spacious kitchen w/ breakfast bar, lots of storage and counterspace, double shower heads in master bath, Coleman HVAC 2 yrs old, New, high efficiency, Gutter toppers installed ($4800) with transferrable warranty. Back yard has storage shed and legume and fescue planted for Erotion purposes. Back yard is fenced for pet friendly roaming. Park features Clubhouse, Pool & hot tub, putting green, bocce ball, organized activities, RV parking and storage. 55+ park is close to town for easy shopping, Doctors and banking. Guest parking & RV parking with hook up for loading and unloading across the street. Walking trail conveniently located across street for strolli

Key facts

• Double shower heads
• Fenced back yard
• Storage shed

Tags

• BREAKFAST BAR
• DOUBLE SHOWER HEADS
• NEW EVAPORATIVE COOLER
• FULL ROOF TOP SPRINKLER SYSTEM
• STORAGE SHED
• FENCED BACK YARD

Property features AI

Finance

• Other: Senior community
• HOA & community: Mandatory association; Monthly association fee ($323); Association covers water and grounds maintenance; Community amenities: activities, BBQ area, pool, clubhouse, putting green, RV parking and storage, guest parking, picnic area

Exterior

• Parking: Covered parking; Guest parking available
• Utilities: Propane; Individual electric meter; Individual gas meter; 220 volts in kitchen; 220 volts in laundry; Public water; Public sewer; Internet available
• Home design: Manufactured in park (double wide); Original condition; Built in 1988
• Construction: Composition roof; Skirt: wood and other; Manufacturer: HALLMARK; Make: PONDEROSA EST
• Exterior features: Fenced yard; Landscaped front and back; Patio awning; Carport awning; Shed(s)

Interior

• Kitchen: Free standing gas range; Gas cook top; Free standing refrigerator; Dishwasher; Hood over range; Laminate counters; Breakfast area; Skylight(s)
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Propane heating; Central cooling; Evaporative cooler; Ceiling fans; Window unit(s)
• Interior features: Cathedral ceiling; Dual-pane full windows; Porch with steps and railing; Covered patio
• Laundry & utility: Washer and dryer included; Laundry closet located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.4% in Alta Sierra — 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 59/100 on livability (#662 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• Nevada Joint Union High (town): math 25% / reading 61% proficiency, ranked #201 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alta Sierra Elementary (math 52% / reading 52%, grade C-, #354 of 1,571 statewide, top 24%, 319 students, 34% FRL); Magnolia Intermediate (math 24% / reading 51%, grade F, #166 of 498 statewide, top 34%, 379 students, 35% FRL).
• Market conditions: 256 active listings in the ZIP; solid renter incomes; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nevada County population projected at -14% 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 $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($131k) 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 $131,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $11,281
• Equity at exit: $21,471

10-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $54,849
• Equity at exit: $12,450

Cash invested: $40,320 (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 95949

• Home prices YoY: -34.7%
• Active inventory: 256
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$60
• HOA: −$323
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $541

Break-even live

Break-even rent $1,527

Max offer price $144,000

Occupancy floor 71%

Sensitivity live

Price	-10% $622	-5% $582	+0% $541	+5% $500	+10% $459
Rent	-10% $366	-5% $454	+0% $541	+5% $628	+10% $716
Rate	-1.0pp $613	-0.5pp $578	base $541	+0.5pp $504	+1.0pp $466

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $323 · $3,876/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-07
   status $144,000 Pending 96 DOM
2. 2026-06-07
   days on market $144,000 Active 96 DOM
3. 2026-06-05
   days on market $144,000 Active 93 DOM
4. 2026-06-03
   days on market $144,000 Active 92 DOM
5. 2026-06-02
   days on market $144,000 Active 91 DOM
6. 2026-06-01
   days on market $144,000 Active 90 DOM
7. 2026-05-31
   days on market $144,000 Active 89 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: $819 · $68/mo
• Projected year-2 tax: $1,094 · $91/mo
• Expected delta: +$276/yr (+$23/mo · 33.6%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,542
• − Mortgage interest: −$8,066
• − Property taxes: −$819
• − Insurance: −$720
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$3,876
• − Depreciation: −$4,189
• Taxable income: $4,625
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $5,381/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: Nevada Joint Union High
• NCES district ID: 0626880
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $57,336
• Composite: 37.53/100
• National rank: #4393
• State rank: #201 of 517 in CA

Livability — Alta Sierra

• Score: 59/100
• State rank: #662
• US rank: #20497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nevada County · 85,339 people
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 20,552
• Household income: $98,181
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 181.0

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 98,490 people
• By 2030: 97,295 · -1.2%
• By 2040: 92,041 · -6.5%
• By 2050: 85,164 · -13.5%
• By 2075: 68,436 · -30.5%
• By 2100: 49,536 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.41%
• Current HPI: 230.2373
• Rent YoY: —
• Metro: Truckee-Grass Valley, 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

Property tax history

+3.1%/yr

Latest (2025): $819 · +10.0% YoY. Source: county tax records.