2933 Glenwood Ln · Placerville, CA 95667

$125,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 105 Days on market

Built 1976 Est $105k · 19% 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
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2933 Glenwood, a beautifully updated home in the desirable Hidden Springs Mobile Villa, a vibrant 55+ community just minutes from historic downtown Placerville. As you walk up to the home you will see feature your full BACKUP GENERATOR that has been installed to ensure year round comfort in the event of a power outage. This thoughtfully remodeled residence combines modern style with comfort and convenience. Entering from your covered patio you will see bright, open interiors that are highlighted by newer vinyl windows, updated lighting, an electric fireplace, and a combination of LVP & tile flooring throughout. The kitchen is designed with entertaining in mind, featuring st

Key facts

• Newer vinyl windows
• Stone countertops
• Covered patio

Tags

• COVERED PATIO
• NEWER VINYL WINDOWS
• UPDATED LIGHTING
• ELECTRIC FIREPLACE
• STONE COUNTERTOPS
• RE-FINISHED CABINETRY

Property features AI

Finance

• Financial info: Land lease: No (listed land lease amount present in source omitted per instructions)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking; Guest parking available; 2 parking spaces
• Utilities: Public water; Public sewer; Individual gas meter; Cable available; Internet available; 220V outlet in laundry
• Home design: Manufactured home in park (double wide); Built in 1976
• Construction: Homette make; Aluminum/metal skirting
• Exterior features: Composition roof; Regular-shaped landscaped lot

Interior

• Kitchen: Stone counters; Free standing gas range; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Double sinks; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Fireplace in living room; Central air; Ceiling fans
• Interior features: Cathedral ceiling; Covered patio; Great room living area; Dining/living combo
• Laundry & utility: Laundry inside (room/area); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $126k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.8% in Placerville — 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 (#553 in CA) — a middle-class / working-renter tenant base. Strengths: housing B+; Watch: schools D+, amenities D, crime F.
• Placerville Union Elementary (town): math 29% / reading 46% proficiency, ranked #248 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.5%/yr); 351 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $868 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,205 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.07%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $105,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2768 Hidden Springs Cir	0.10mi	2/2.0	1,440 (0%)	1mo	$110,000	$76	94
2794 Hidden Springs Cir #15a	0.10mi	2/2.0	1,440 (0%)	5mo	$80,000	$56	92
2874 Hidden Springs Cir	0.11mi	2/2.0	1,400 (-3%)	1mo	$75,000	$54	90
2923 Glenwood Ln	0.05mi	2/2.0	1,440 (0%)	13mo	$89,000	$62	87
2854 Hidden Springs Cir	0.09mi	2/2.0	1,464 (+2%)	8mo	$156,900	$107	86
2799 Hidden Springs Cir	0.07mi	2/2.0	1,440 (0%)	21mo	$105,000	$73	79
2820 Hidden Spgs	0.12mi	2/2.0	1,344 (-7%)	8mo	$102,000	$76	76
2860 Hidden Springs Cir	0.09mi	2/2.0	1,344 (-7%)	19mo	$98,000	$73	69

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.12×
• Total profit: $39,233
• Equity at exit: $18,712

10-year hold

• IRR: 36.0%
• Equity multiple: 5.17×
• Total profit: $146,561
• Equity at exit: $10,851

Cash invested: $35,140 (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 95667

• Rents YoY: 12.5%
• Active inventory: 351
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$658
• Tax est. 1.5%: −$157 /mo · $1,882/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $764

Break-even live

Break-even rent $1,098

Max offer price $125,500

Occupancy floor 58%

Sensitivity live

Price	-10% $850	-5% $807	+0% $764	+5% $720	+10% $677
Rent	-10% $600	-5% $682	+0% $764	+5% $845	+10% $927
Rate	-1.0pp $827	-0.5pp $795	base $764	+0.5pp $731	+1.0pp $698

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 Traci Ct Placerville, CA	2.0	2.0	1195	$2,475	$2.07	12d	1	1.19mi

Listing history 13 events

1. 2026-06-18
   days on market $125,500 Active 105 DOM
2. 2026-06-17
   days on market $125,500 Active 104 DOM
3. 2026-06-16
   days on market $125,500 Active 103 DOM
4. 2026-06-15
   days on market $125,500 Active 102 DOM
5. 2026-06-13
   days on market $125,500 Active 100 DOM
6. 2026-06-09
   days on market $125,500 Active 96 DOM
7. 2026-06-08
   days on market $125,500 Active 95 DOM
8. 2026-06-07
   days on market $125,500 Active 94 DOM
9. 2026-06-05
   days on market $125,500 Active 91 DOM
10. 2026-06-03
    days on market $125,500 Active 90 DOM
11. 2026-06-02
    days on market $125,500 Active 89 DOM
12. 2026-06-01
    days on market $125,500 Active 88 DOM
13. 2026-05-31
    days on market $125,500 Active 87 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 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,772
• − Mortgage interest: −$7,030
• − Property taxes: −$1,882
• − Insurance: −$628
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$3,651
• Taxable income: $7,618
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $7,334/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: Placerville Union Elementary
• NCES district ID: 0630780
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $54,662
• Composite: 32.8/100
• National rank: #5626
• State rank: #248 of 517 in CA

Livability — Placerville

• Score: 61/100
• State rank: #553
• US rank: #18366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Placerville, CA
• County: El Dorado County · 144,198 people
• City population: 36,830
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,830
• Household income: $89,938
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 1147.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -480.50%
• Current HPI: 262.6014
• Rent YoY: ▲ 12.48%
• 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