13980 Golden Star Rd #3 · Alta Sierra, CA 95949

$90,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 4 Days on market

Built 1991 Good condition 6,138 sqft lot Est $66k · 37% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to one of the the best MHP Parks in Grass Valley. Home is a recently renovated Single Wide, with unusual privacy. Home has new roof, new laminate flooring. new paint and drywall. All age park. New owners must have park approval, before offer accepted. All age park.

Key facts

• New paint
• Recently renovated
• New roof

Tags

• RECENTLY RENOVATED
• NEW ROOF
• NEW LAMINATE FLOORING
• NEW PAINT

Property features AI

Finance

• Other: Located in Tall Pines MHP; Directions: From Grass Valley Hwy 49, right on Alison Ranch Rd. Right at stop sign, continue to follow, home on right.
• HOA & community: Mandatory association; Monthly association fee; Association amenities include pool and clubhouse; Association fee covers sewer and pool

Exterior

• Parking: Covered parking; Guest parking available; Upslope driveway/sidewalks
• Utilities: Cable available; Natural gas connected; Public water; Public sewer
• Home design: Manufactured home (detached); Updated / remodeled; Built in 1991
• Construction: Composition roof
• Exterior features: Partial fencing; Close to clubhouse; Artificial grass; Shed(s) on property

Interior

• Kitchen: Free-standing gas range; Dishwasher; Kitchen/family combo; Other countertops
• Bedrooms: 2 bedrooms; Master bedroom with closet
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Open beam ceiling; Covered deck; Dual-pane full windows; One level / single-story
• Laundry & utility: Washer/dryer hookups only; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 19.2% 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-, schools D+, amenities 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.
• Market conditions: 252 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.23% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.01%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $65,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14338 State Highway 49 #71	0.10mi	2/1.0	860 (+2%)	14mo	$67,500	$78	80
14338 State Highway 49 #19	0.19mi	2/1.0	800 (-5%)	5mo	$52,000	$65	79
14338 State Hwy 49 #51	0.19mi	2/1.0	800 (-5%)	22mo	$57,000	$71	65
10114 Forest Springs Dr	0.64mi	2/1.0	720 (-14%)	19mo	$75,000	$104	30

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: 43.2%
• Equity multiple: 2.86×
• Total profit: $46,984
• Equity at exit: $13,419

10-year hold

• IRR: 49.3%
• Equity multiple: 5.77×
• Total profit: $120,275
• Equity at exit: $7,782

Cash invested: $25,200 (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: 252
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $966

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 47%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $90,000 Active 4 DOM
2. 2026-06-18
   days on market $90,000 Active 3 DOM
3. 2026-06-17
   days on market $90,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $90,000 Active 1 DOM
5. 2026-06-10
   days on market $90,000 Active 25 DOM
6. 2026-06-09
   days on market $90,000 Active 24 DOM
7. 2026-06-08
   days on market $90,000 Active 23 DOM
8. 2026-06-07
   days on market $90,000 Active 22 DOM
9. 2026-06-05
   days on market $90,000 Active 19 DOM
10. 2026-06-03
    days on market $90,000 Active 18 DOM
11. 2026-06-02
    days on market $90,000 Active 17 DOM
12. 2026-06-01
    days on market $90,000 Active 16 DOM
13. 2026-05-31
    days on market $90,000 Active 15 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 9/10 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: $24,124
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$2,618
• Taxable income: $10,805
• Est. tax owed @ 24.0%: −$2,593
• After-tax cash flow: $9,001/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 · 22 photos

Good 75/100 Cosmetic rehab

This recently renovated single-wide manufactured home is in good condition with new roof, siding, appliances, and flooring. It offers a good investment opportunity with potential for further value enhancement through painting and landscaping.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and resale value
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to potential buyers
• Resale Upgrading the bathroom fixtures — Modernizes the bathroom and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Upgrading the bathroom fixtures — Modernizes the bathroom and appeals to potential buyers ↑

ⓘ 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: 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