8201 Highway 49 #18 · Plymouth, CA 95623

$47,999

2 bd · 1.0 ba · 3,234 sqft · Manufactured public records · 8 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
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.4/10.0

Listing remarks

Welcome home to this nicely updated 2004 Skyline home that offers 2 bedrooms, 1 bath and indoor laundry hookups. The home has lots of windows for natural light and the view of the river is just out side your door. This home is located at the Gold Beach Mobile Home Community. Its very affordable with a monthly rent space of $595 plus utilities. Its move in ready! Hurry it won't last for long.

Key facts

• Natural light
• View of the river
• Move in ready

Tags

• NATURAL LIGHT
• VIEW OF THE RIVER
• MOVE IN READY

Property features AI

Finance

• Other: Land lease amount recorded as $595 (listing indicates Land Lease Y/N is No)
• HOA & community: No homeowners association; Not a senior community; Land lease: listed (amount shown separately) but property indicates not land-lease

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Manufactured in park; Floating home; Original condition; Built in 2004
• Construction: Skirt: wood; Manufacturer: Skyline
• Exterior features: River access; Irregular-shaped lot; Composition roof

Interior

• Kitchen: Free standing gas range; Free standing refrigerator; Built-in gas oven; Gas cook top; Built-in gas range; Built-in refrigerator; Hood over range; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; Central cooling (and option listed as none)
• Interior features: Porch with railings and ramp; Breakfast area off the kitchen; Dining space in the kitchen; Family room and living room
• Laundry & utility: Washer and dryer included; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Cap rate 29.3% vs local median 0.2% in Plymouth — 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 61/100 on livability (#546 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B; Watch: schools D+, amenities F, commute F.
• Mother Lode Union Elementary (rural): math 36% / reading 41% proficiency, ranked #726 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major 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 $47,999

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.20% ✓
• Cap rate: 29.29%
• Cash-on-cash: 82.12%
• DSCR: 4.65
• GRM: 2.6

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: 70.6%
• Equity multiple: 4.19×
• Total profit: $42,898
• Equity at exit: $7,157

10-year hold

• IRR: 74.6%
• Equity multiple: 8.65×
• Total profit: $102,818
• Equity at exit: $4,150

Cash invested: $13,440 (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 95623

• Home prices YoY: -3.1%
• Active inventory: 44
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$20
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $794

Break-even live

Break-even rent $528

Max offer price $47,999

Occupancy floor 43%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $47,999 Active 8 DOM
2. 2026-06-17
   days on market $47,999 Active 7 DOM
3. 2026-06-16
   days on market $47,999 Active 6 DOM
4. 2026-06-15
   days on market $47,999 Active 5 DOM
5. 2026-06-13
   days on market $47,999 Active 3 DOM
6. 2026-06-13
   remarks 394-char remark
7. 2026-06-13
   listed $47,999 Active 2 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: $245 · $20/mo
• Projected year-2 tax: $365 · $30/mo
• Expected delta: +$120/yr (+$10/mo · 48.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,407
• − Mortgage interest: −$2,689
• − Property taxes: −$245
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$1,396
• Taxable income: $9,389
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $7,280/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: Mother Lode Union Elementary
• NCES district ID: 0625980
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $59,429
• Composite: 36.63/100
• National rank: #9251
• State rank: #726 of 1400 in CA

Livability — Plymouth

• Score: 61/100
• State rank: #546
• US rank: #18196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,725

Population outlook (El Dorado County) Hauer SSP2

• Today (2025): 191,666 people
• By 2030: 193,662 · +1.0%
• By 2040: 192,583 · +0.5%
• By 2050: 185,904 · -3.0%
• By 2075: 169,543 · -11.5%
• By 2100: 139,623 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Russian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · El Dorado

• 2024 margin: R (+12.0) · D 42.6% · R 54.6% · Other 2.8%
• 2008→2024 swing: -1.5pp toward R · 2008: -10.5pp · 2024: -12.0pp
• All cycles: 2024: R+12.0 2020: R+8.8 2016: R+13.9 2012: R+18.2 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.23%
• Current HPI: 292.7181
• 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

Property tax history

+0.3%/yr

Latest (2023): $245 · -0.5% YoY. Source: county tax records.