2741 Illinois Canyon Rd · Georgetown, CA 95634

$89,000

2 bd · 2.0 ba · 2,270 sqft · Manufactured public records · 23 Days on market

Built 1968 4.10 ac lot

---

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
• Appreciation +6.2/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Amazing opportunity to own 4 acres Located minutes from downtown Georgetown. Manufactured home caught fire a few years ago. The garage and other structures weren't effected by the fire. Don't let what you can't do get in the way of what you can.

Key facts

• Garage
• Other structures
• 4 acres

Tags

• 4 ACRES
• GARAGE
• OTHER STRUCTURES

Property features AI

Finance

• Other: Living area approximately 2,270; Second unit described as manufactured; Property is incorporated
• Financial info: City transfer tax applies

Exterior

• Parking: Detached garage (2 car); Common parking area; Approximately 20 parking spaces
• Utilities: Public water; Existing septic; Propane on site; Public utilities available (not on site)
• Home design: R2A zoning
• Construction: Other construction type; Other foundation
• Exterior features: Composition roof; Property listed as a fixer upper; Horse property possible

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating (see remarks)
• Interior features: Family room (other — see remarks); Dining room (other — see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.1% in Georgetown — 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 57/100 on livability (#753 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: amenities F, commute F, cost of living F.
• Black Oak Mine Unified (rural): math 25% / reading 40% proficiency, ranked #278 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Georgetown Elementary (math 22% / reading 37%, grade F, #856 of 1,571 statewide, top 57%, 251 students, 46% FRL).
• Market conditions: 51 active listings in the ZIP; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $2k appreciation (2.3% local appreciation)).
• 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 (2.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.76% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.55×
• Total profit: $38,626
• Equity at exit: $36,705

10-year hold

• IRR: 29.5%
• Equity multiple: 4.95×
• Total profit: $98,326
• Equity at exit: $54,115

Cash invested: $24,920 (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 95634

• Home prices YoY: 0.9%
• Active inventory: 51
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$247 /mo · $2,962/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $485

Break-even live

Break-even rent $950

Max offer price $89,000

Occupancy floor 64%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $89,000 Active 23 DOM
2. 2026-06-17
   days on market $89,000 Active 22 DOM
3. 2026-06-16
   days on market $89,000 Active 21 DOM
4. 2026-06-15
   days on market $89,000 Active 20 DOM
5. 2026-06-13
   days on market $89,000 Active 18 DOM
6. 2026-06-13
   remarks 380-char remark
7. 2026-06-13
   days on market $89,000 Active 17 DOM
8. 2026-06-09
   days on market $89,000 Active 14 DOM
9. 2026-06-08
   days on market $89,000 Active 13 DOM
10. 2026-06-07
    days on market $89,000 Active 12 DOM
11. 2026-06-05
    days on market $89,000 Active 9 DOM
12. 2026-06-03
    days on market $89,000 Active 8 DOM
13. 2026-06-02
    days on market $89,000 Active 7 DOM
14. 2026-06-02
    remarks 348-char remark
15. 2026-06-01
    days on market $89,000 Active 6 DOM
16. 2026-05-31
    remarks 334-char remark
17. 2026-05-31
    days on market $89,000 Active 5 DOM
18. 2026-05-26
    historical

    Show marketing remark (245 chars)

    Amazing opportunity to own 4 acres Located minutes from downtown Georgetown. Manufactured home caught fire a few years ago. The garage and other structures weren't effected by the fire. Don't let what you can't do get in the way of what you can.

19. 2026-05-26
    listed $89,000 Active 245-char remark

    Show marketing remark (245 chars)

    Amazing opportunity to own 4 acres Located minutes from downtown Georgetown. Manufactured home caught fire a few years ago. The garage and other structures weren't effected by the fire. Don't let what you can't do get in the way of what you can.

20. 2026-05-26
    listed $89,000 Active 245-char remark

    Show marketing remark (245 chars)

    Amazing opportunity to own 4 acres Located minutes from downtown Georgetown. Manufactured home caught fire a few years ago. The garage and other structures weren't effected by the fire. Don't let what you can't do get in the way of what you can.

21. 2026-05-23
    listed Active
22. 2013-05-29
    soldstatus $124,000
23. 1992-09-30
    soldstatus $80,000

ⓘ 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: $2,962 · $247/mo
• Projected year-2 tax: $2,962 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,774
• − Mortgage interest: −$4,985
• − Property taxes: −$2,962
• − Insurance: −$445
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,589
• Taxable income: $4,789
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,675/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: Black Oak Mine Unified
• NCES district ID: 0605240
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $68,195
• Composite: 29.96/100
• National rank: #6371
• State rank: #278 of 517 in CA

Livability — Georgetown

• Score: 57/100
• State rank: #753
• US rank: #21998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, CA
• Population (ZIP): 3,792

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 2.33%
• Current HPI: 255.0819
• 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

Price history

+11.2% since first listed

6 events — show timeline

• 2026-05-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-26 Listed $89,000 MLSListings
• 2026-05-26 Listed $89,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-23 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-05-29 Sold (Public Records) $124,000 Public Records
• 1992-09-30 Sold (Public Records) $80,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,962 · +12.4% YoY. Source: county tax records.