2681 Cameron Park #145 · Cameron Park, CA 95682

$99,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 121 Days on market

Built 1978 Est $176k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST DEAL YOU WILL FIND, located at 2681 Cameron Park Drive, in the highly sought-after 55+ Cameron Park Mobile Estates. This double-wide home offers comfort, convenience, and community at one of the most affordable park rents in the area. This highly sought-after floor plan features two generous living areas and two ensuite primary bedrooms positioned on opposite sides of the home, perfect for couples, overnight guests, or a dedicated hobby space. The family room flows naturally into a well-appointed galley kitchen with upgraded stone countertops, abundant cabinetry with custom slide-out drawers, and additional pantry storage. Not limited to the updated laminate hardwood flooring, ceiling

Key facts

• Upgraded countertops
• Ceiling fans
• Parking

Tags

• TWO ENSUITE PRIMARY BEDROOMS
• APPOINTED GALLEY KITCHEN
• UPGRADED COUNTERTOPS
• ABUNDANT CABINET SPACE
• EASY-CARE LAMINATE FLOORING
• CEILING FANS

Property features AI

Finance

• HOA & community: No homeowners association; Located in a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Attached covered parking
• Utilities: Public water; Public sewer; 220V in laundry; Cable available; Internet available
• Home design: Manufactured in park (double wide); Built in 1978; Porch; Covered patio
• Construction: Composition and metal roof; Madison make (manufactured home)
• Exterior features: Backyard; Corner lot; Regular-shaped lot; Storage area and shed(s)

Interior

• Kitchen: Gas cooktop; Built-in gas range; Hood over range; Double oven; Ice maker; Dishwasher; Garbage disposal; Stone and synthetic countertops; Breakfast area
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Simulated wood; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Jetted tub; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Dual-pane full windows; Covered patio and porch with railings; Deck attached to living area; Storage area and shed(s) on property; Breakfast nook and formal dining area; Family room and living room
• Laundry & utility: Washer/dryer hookups (electric and gas hookup); Laundry area inside the home (inside room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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 $684 of loan paydown is wiped out by about $3k 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 + 2.9% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($87k) 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
6. 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?
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: 2.43% ✓
• Cap rate: 20.99%
• Cash-on-cash: 52.50%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $176,064
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2681 Cameron Park Dr #155	0.10mi	2/2.0 (-1)	1,344 (0%)	4mo	$320,000	$238	87
2681 Cameron Park Dr #64	0.15mi	3/2.0	1,352 (+1%)	9mo	$160,000	$118	84
2681 Cameron Park Dr #91	0.10mi	2/2.0 (-1)	1,440 (+7%)	6mo	$207,500	$144	74
2681 Cameron Park Dr #139	0.04mi	2/2.0 (-1)	1,440 (+7%)	16mo	$185,000	$128	68
2681 Cameron Park Dr #5	0.09mi	2/2.0 (-1)	1,440 (+7%)	15mo	$140,000	$97	66
2681 Cameron Park Dr #107	0.12mi	2/2.0 (-1)	1,440 (+7%)	15mo	$285,000	$198	65
2681 Cameron Park Dr #21	0.10mi	2/2.0 (-1)	1,440 (+7%)	22mo	$250,000	$174	60
2681 Cameron Park Dr #37	0.19mi	3/2.0	1,440 (+7%)	23mo	$160,000	$111	60
2681 Cameron Park Dr #106	0.10mi	2/2.0 (-1)	1,200 (-11%)	16mo	$110,000	$92	59
2681 Cameron Park Dr #17	0.20mi	2/2.0 (-1)	1,440 (+7%)	19mo	$188,000	$131	58

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: 50.3%
• Equity multiple: 3.20×
• Total profit: $60,903
• Equity at exit: $14,761

10-year hold

• IRR: 55.7%
• Equity multiple: 6.46×
• Total profit: $151,266
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,213

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 44%

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: $24,750
• Closing costs: $2,970
• 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	0.14mi
2545 Chesapeake Bay Cir Cameron Park, CA	3.0	2.5	1358	$2,700	$1.99	1d	1	0.14mi
3337 La Canada Dr Unit 3339 A Cameron Park, CA	2.0	1.5	875	$1,925	$2.20	7d	1	0.24mi
2641 La Crescenta Dr Unit 02 Cameron Park, CA	2.0	1.5	1150	$1,950	$1.70	1d	1	0.31mi
3261 La Canada Dr #1 Cameron Park, CA	2.0	1.5	900	$1,600	$1.78	14d	1	0.40mi
2640 Cambridge Rd Cameron Park, CA	2.0	2.0	966	$2,432	$2.52	1d	6	0.53mi
2361 Bass Lake Rd Apt 1221 Cameron Park, CA	2.0	2.0	877	$1,632	$1.86	1d	1	0.67mi
3104 Cambridge Rd Unit 4C Cameron Park, CA	2.0	2.0	1005	$2,000	$1.99	1d	1	1.11mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $99,000 Pending 121 DOM
2. 2026-06-03
   days on market $99,000 Active 118 DOM
3. 2026-06-02
   days on market $99,000 Active 117 DOM
4. 2026-06-01
   days on market $99,000 Active 116 DOM
5. 2026-05-31
   days on market $99,000 Active 115 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 · 16 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: $28,815
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$2,880
• Taxable income: $13,799
• Est. tax owed @ 24.0%: −$3,312
• After-tax cash flow: $11,242/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: 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

Property tax history

+0.1%/yr

Latest (2023): $184 · -0.6% YoY. Source: county tax records.