1644 Alder #163 · North Auburn, CA 95603

$129,500

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 7 Days on market

Built 1976 Good condition Est $128k · at est.

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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 +7.0/15.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ease and enjoyment of active adult living at 1644 Alder Circle in Auburn's desirable 55+ community. Designed for comfort, convenience, and connection, this inviting home offers a low-maintenance lifestyle so you can spend more time doing what you love. Enjoy bright, welcoming living spaces with a functional floor plan that has been recently painted making this home stand out. Whether you are relaxing with a book, hosting friends, or enjoying quiet mornings, this home provides the perfect setting. This corner lot on the desirable Alder Circle in Woodside Mobile Village has not been on the market for many years as the owners just loved it here. One of the community's most appea

Key facts

• Clubhouse
• Easy access to i80
• Corner lot

Tags

• CORNER LOT
• CLUBHOUSE
• HISTORIC DOWNTOWN AUBURN
• RECREATIONAL OPPORTUNITIES
• EASY ACCESS TO I80

Property features AI

Finance

• Other: Property is in Auburn, CA 95603 (Woodside Park area) with cross street Hemlock Dr.
• Financial info: Land lease amount listed (not applicable if not a land-lease): $975
• HOA & community: No homeowners association; Located in a senior community; Not a land-lease property

Exterior

• Parking: Attached covered parking; no formal garage
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter
• Home design: Manufactured home (double wide) located in a park; Corner lot location; Built in 1976
• Construction: Composition roof; Vinyl skirting; Make: Lancer
• Exterior features: Fenced lot; Shed(s) on property

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Breakfast area; Pantry cabinet
• Bedrooms: 3 bedrooms (including a master bedroom)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Double sinks; Shower stall(s)
• Heating & cooling: Central heating; Central cooling; Ceiling fans; Evaporative cooler; Window air conditioning units
• Interior features: Dual-pane full windows; Deck attached to living room; Dining and family room combined; Room addition and other flexible living spaces; Pets allowed
• Laundry & utility: Indoor laundry room with electric hook-up; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Cap rate 20.8% vs local median 2.6% in North Auburn — 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 (#519 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-, housing A-; Watch: schools F, crime D-, amenities F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 205 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).
• This rent runs 44% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,500

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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?
5. 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.
6. 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.
7. 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: 2.41% ✓
• Cap rate: 20.84%
• Cash-on-cash: 51.96%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $128,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12180 Laurel Dr	0.09mi	3/2.0	1,560 (-2%)	9mo	$129,000	$83	84
12300 Pepperwood Cir	0.12mi	2/2.0 (-1)	1,680 (+5%)	0mo	$169,000	$101	81
1605 Grass Valley Hwy #73	0.33mi	3/2.0	1,536 (-4%)	5mo	$110,000	$72	74
1677 Tulip Cir	0.11mi	3/2.0	1,700 (+6%)	12mo	$177,000	$104	74
1564 Cottonwood Cir	0.12mi	3/2.0	1,440 (-10%)	9mo	$95,000	$66	70
12326 Pepperwood Cir #200	0.22mi	2/2.0 (-1)	1,440 (-10%)	1mo	$165,000	$115	68
12318 Pepperwood Cir #228	0.20mi	2/2.0 (-1)	1,440 (-10%)	3mo	$115,000	$80	66
12369 Pepperwood Cir	0.11mi	2/2.0 (-1)	1,440 (-10%)	8mo	$130,000	$90	66
1605 Grass Valley Hwy #62	0.33mi	2/2.0 (-1)	1,440 (-10%)	1mo	$55,000	$38	62
1671 Tulip Cir	0.12mi	2/2.0 (-1)	1,464 (-8%)	17mo	$55,000	$38	61
21 Larkspur Ave	0.57mi	3/2.0	1,560 (-2%)	12mo	$109,900	$70	59
5 Lily Ave	0.52mi	3/2.0	1,440 (-10%)	9mo	$39,900	$28	52

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.12×
• Total profit: $76,996
• Equity at exit: $19,309

10-year hold

• IRR: 54.4%
• Equity multiple: 6.18×
• Total profit: $187,658
• Equity at exit: $11,197

Cash invested: $36,260 (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 95603

• Rents YoY: 2.3%
• Active inventory: 205
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $1,570

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 45%

Sensitivity live

Price	-10% $1,659	-5% $1,615	+0% $1,570	+5% $1,525	+10% $1,480
Rent	-10% $1,323	-5% $1,447	+0% $1,570	+5% $1,693	+10% $1,816
Rate	-1.0pp $1,635	-0.5pp $1,603	base $1,570	+0.5pp $1,536	+1.0pp $1,502

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 Fox Run Ct Auburn, CA	4.0	2.5	2095	$3,800	$1.81	15d	1	0.39mi
630 Shockley Rd Auburn, CA	3.0	2.0	1100	$2,495	$2.27	2d	1	0.99mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $129,500 Active 7 DOM
2. 2026-06-19
   status $129,500 Pending 6 DOM
3. 2026-06-18
   days on market $129,500 Active 6 DOM
4. 2026-06-17
   days on market $129,500 Active 5 DOM
5. 2026-06-16
   days on market $129,500 Active 4 DOM
6. 2026-06-15
   days on market $129,500 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $129,500 Active 1 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 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,442
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$2,995
• − Management: −$2,995
• − Depreciation: −$3,767
• Taxable income: $17,840
• Est. tax owed @ 24.0%: −$4,282
• After-tax cash flow: $14,558/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 mobile home is in good condition with recent updates, offering a low-maintenance lifestyle in a desirable community.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update flooring — carpet can be replaced with tile or hardwood for a more modern look
• Both update kitchen appliances — newer appliances can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update flooring — carpet can be replaced with tile or hardwood for a more modern look ↑
• Both update kitchen appliances — newer appliances can increase both resale and rental value ↑

ⓘ 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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — North Auburn

• Score: 61/100
• State rank: #519
• US rank: #17512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Auburn, CA
• County: Placer County · 390,510 people
• City population: 28,195
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,432
• Household income: $85,357
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1017.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -500.89%
• Current HPI: 251.4573
• Rent YoY: ▲ 2.34%
• 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