2681 Cameron Park Dr #125 · Cameron Park, CA 95682

$199,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 50 Days on market

Built 1978 Good condition Est $189k · 5% 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +6.0/10.0
• ARV discount +5.0/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated double wide home located in the desirable Cameron Park Mobile Home Estates 55+ community. This inviting residence features a built in electric fireplace, newer cabinetry, countertops, and appliances, creating a warm and modern living space. Offering approximately 1,440 sq ft, the home includes two spacious bedrooms, each with its own updated bathroom, perfect for comfort and privacy. The indoor laundry room adds convenience, while abundant storage throughout the home makes everyday living easy. Step outside to a lovely entry deck, ideal for relaxing or enjoying the peaceful surroundings. The large shed with a workbench provides excellent space for hobbies, projects, or a

Key facts

• Entry deck
• Indoor laundry room
• Parking

Tags

• BUILT IN ELECTRIC FIREPLACE
• INDOOR LAUNDRY ROOM
• ENTRY DECK
• LARGE SHED WITH WORKBENCH

Property features AI

Finance

• Other: Land lease: No
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer
• Home design: Manufactured in park; Double wide; Built in 1978; Located in a senior community
• Construction: Hillcrest make; Aluminum skirting
• Exterior features: Composition roof; Cul-de-sac setting

Interior

• Kitchen: Dishwasher; Free-standing electric range; Breakfast area; Slab countertops; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl flooring; Electric fireplace in the living room; Deck attached to the living room
• Laundry & utility: Laundry room inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.7% in Cameron Park — 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 55/100 on livability (#832 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B+; Watch: crime D+, amenities F, commute F.
• Rescue Union Elementary (suburban): math 61% / reading 69% proficiency, ranked #56 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 236 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($193k) 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1978 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $188,640
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2681 Cameron Park Dr #91	0.07mi	2/2.0	1,440 (0%)	6mo	$207,500	$144	92
2681 Cameron Park Dr #5	0.04mi	2/2.0	1,440 (0%)	15mo	$140,000	$97	86
2681 Cameron Park Dr #107	0.05mi	2/2.0	1,440 (0%)	15mo	$285,000	$198	85
2681 Cameron Park Dr #139	0.05mi	2/2.0	1,440 (0%)	16mo	$185,000	$128	84
2681 Cameron Park Dr #155	0.07mi	2/2.0	1,344 (-7%)	4mo	$320,000	$238	83
2681 Cameron Park Dr #21	0.07mi	2/2.0	1,440 (0%)	22mo	$250,000	$174	79
2681 Cameron Park Dr #17	0.13mi	2/2.0	1,440 (0%)	19mo	$188,000	$131	78
2681 Cameron Park Dr #64	0.11mi	3/2.0 (+1)	1,352 (-6%)	9mo	$160,000	$118	72
2681 Cameron Park Dr #37	0.16mi	3/2.0 (+1)	1,440 (0%)	23mo	$160,000	$111	69
2681 Cameron Park Dr #156	0.05mi	3/2.0 (+1)	1,610 (+12%)	12mo	$270,000	$168	63
2681 Cameron Park Dr #117	0.02mi	2/2.0	1,648 (+14%)	22mo	$205,000	$124	56

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-10,110
• Equity at exit: $29,672

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $18,930
• Equity at exit: $17,206

Cash invested: $55,720 (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 95682

• Rents YoY: 2.9%
• Active inventory: 236
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $352

Break-even live

Break-even rent $1,741

Max offer price $199,000

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3397 Cimmarron Ct #4 Cameron Park, CA	2.0	1.5	912	$1,695	$1.86	1d	1	0.18mi
2545 Chesapeake Bay Cir Cameron Park, CA	3.0	2.5	1358	$2,700	$1.99	1d	1	0.19mi
2641 La Crescenta Dr Unit 02 Cameron Park, CA	2.0	1.5	1150	$1,950	$1.70	1d	1	0.26mi
3337 La Canada Dr Unit 3339 A Cameron Park, CA	2.0	1.5	875	$1,925	$2.20	7d	1	0.28mi
3261 La Canada Dr #1 Cameron Park, CA	2.0	1.5	900	$1,600	$1.78	14d	1	0.45mi
2640 Cambridge Rd Cameron Park, CA	2.0	2.0	966	$2,432	$2.52	1d	6	0.58mi
2361 Bass Lake Rd Apt 1221 Cameron Park, CA	2.0	2.0	877	$1,632	$1.86	1d	1	0.72mi
3104 Cambridge Rd Unit 4C Cameron Park, CA	2.0	2.0	1005	$2,000	$1.99	1d	1	1.12mi

Listing history 13 events

1. 2026-06-18
   days on market $199,000 Active 50 DOM
2. 2026-06-17
   days on market $199,000 Active 49 DOM
3. 2026-06-16
   days on market $199,000 Active 48 DOM
4. 2026-06-15
   days on market $199,000 Active 47 DOM
5. 2026-06-13
   days on market $199,000 Active 45 DOM
6. 2026-06-13
   days on market $199,000 Active 44 DOM
7. 2026-06-09
   days on market $199,000 Active 41 DOM
8. 2026-06-08
   days on market $199,000 Active 40 DOM
9. 2026-06-07
   days on market $199,000 Active 39 DOM
10. 2026-06-03
    days on market $199,000 Active 35 DOM
11. 2026-06-02
    days on market $199,000 Active 34 DOM
12. 2026-06-01
    days on market $199,000 Active 33 DOM
13. 2026-05-31
    days on market $199,000 Active 32 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,235
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$5,789
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,953/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated double-wide home in a desirable community offers a good condition with minimal repairs needed. It's move-in ready with a good ROI potential for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both roof inspection — ensures durability and longevity

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both roof inspection — ensures durability and longevity ↑

ⓘ 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: Rescue Union Elementary
• NCES district ID: 0632310
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $98,351
• Composite: 59.82/100
• National rank: #895
• State rank: #56 of 517 in CA

Livability — Cameron Park

• Score: 55/100
• State rank: #832
• US rank: #23166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron Park, CA
• County: El Dorado County · 144,198 people
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 30,065
• Household income: $122,436
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 634.0

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 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Portuguese 3% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% 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: ▼ -417.68%
• Current HPI: 279.3817
• Rent YoY: ▲ 2.86%
• 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