450 Gladycon #61 · Colfax, CA 95713

$169,995

2 bd · 2.0 ba · 1,632 sqft · Manufactured · 59 Days on market

Built 1977 Good condition Est $152k · 12% over

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Why this score? — see what drove the C- 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained double-wide mobile home offering 1,632 sq ft of bright, open living space. Blending modern convenience with peaceful surroundings, this home provides a comfortable retreat you'll love coming back to. Featuring two generously sized bedrooms and two full bathrooms, the layout is designed for both comfort and functionality. Large windows fill the home with natural light, highlighting the airy, inviting floor plan. Recent upgrades add style and efficiency, while thoughtful toucheslike a classic pantry closetmake everyday living effortless. Best of all, this home is truly move-in ready. Step outside to a spacious yard perfect for relaxing, entertaining, or

Key facts

• Spacious yard
• Two exterior sheds
• Parking

Tags

• BRIGHT OPEN LIVING SPACE
• CLASSIC PANTRY CLOSET
• SPACIOUS YARD
• THREE COVERED PARKING SPACES
• TWO EXTERIOR SHEDS

Property features AI

Finance

• Financial info: Land lease amount listed (not applicable if not land-leased)
• HOA & community: No homeowners association; Located in a senior community; Not land-leased

Exterior

• Parking: Attached covered parking; Off-street parking
• Utilities: Public water; Private sewer; Propane service available; Individual electric meter; Cable available; Internet available
• Home design: Manufactured home in park (double wide); Built in 1977
• Construction: Metal roof; Wood skirting; Manufacturer: Golden West; Make/Model: Key
• Exterior features: Backyard with fence; Storage shed(s); Storage area; Uncovered patio and porch

Interior

• Kitchen: Dishwasher; Microwave; Hood over range; Ice maker; Pantry closet; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile; Linoleum
• Bathrooms: 2 full bathrooms; Double sinks; Tub with shower over
• Heating & cooling: Central heating; Pellet stove; Propane heating; Central air conditioning; Ceiling fan(s)
• Interior features: Attached deck in the living room; Pantry closet; Formal dining area; Uncovered patio and porch; Storage area (interior/exterior)
• Laundry & utility: Indoor laundry in a dedicated room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($165k) 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 $164,895 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $151,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Gladycon Rd #83	0.21mi	3/2.0 (+1)	1,560 (-4%)	2mo	$145,500	$93	76

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,833
• Equity at exit: $25,347

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $16,484
• Equity at exit: $14,698

Cash invested: $47,599 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $293

Break-even live

Break-even rent $1,487

Max offer price $169,995

Occupancy floor 79%

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: $42,499
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $169,995 Active 59 DOM
2. 2026-06-18
   days on market $169,995 Active 58 DOM
3. 2026-06-17
   days on market $169,995 Active 57 DOM
4. 2026-06-16
   days on market $169,995 Active 56 DOM
5. 2026-06-15
   days on market $169,995 Active 55 DOM
6. 2026-06-13
   days on market $169,995 Active 53 DOM
7. 2026-06-13
   days on market $169,995 Active 52 DOM
8. 2026-06-10
   days on market $169,995 Active 50 DOM
9. 2026-06-09
   days on market $169,995 Active 49 DOM
10. 2026-06-08
    days on market $169,995 Active 48 DOM
11. 2026-06-07
    days on market $169,995 Active 47 DOM
12. 2026-06-05
    days on market $169,995 Active 44 DOM
13. 2026-06-03
    days on market $169,995 Active 43 DOM
14. 2026-06-02
    days on market $169,995 Active 42 DOM
15. 2026-06-01
    days on market $169,995 Active 41 DOM
16. 2026-05-31
    days on market $169,995 Active 40 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: $22,302
• − Mortgage interest: −$9,522
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$4,945
• Taxable income: $866
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $3,313/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready double-wide mobile home offers a good condition with recent updates and a spacious yard, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean windows — Improves natural light and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean windows — Improves natural light and overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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