1130 White Rock Rd #25 · El Dorado Hills, CA 95762

$30,000

2 bd · 2.0 ba · 684 sqft · Manufactured public records · 103 Days on market

Built 1967

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to space #25 located in the desirable Sunset Estates Mobile Home Park in El Dorado Hills. This home is situated in an ALL-AGES community and offers a functional floor plan with comfortable indoor and outdoor living spaces. The property features a covered parking area, a private patio area, and a separate storage shed for added convenience. A fenced side yard area provides privacy and additional usable outdoor space. Inside, the kitchen offers ample cabinetry, nice flooring, and existing appliances including a gas cooktop and wall oven. The adjacent living area is filled with natural light and a sliding glass door that opens to the covered porch. The layout provides comfortable livin

Key facts

• Gas cooktop
• Ample cabinetry
• Private patio area

Tags

• COVERED PARKING AREA
• PRIVATE PATIO AREA
• SEPARATE STORAGE SHED
• FENCED SIDE YARD AREA
• AMPLE CABINETRY
• GAS COOKTOP

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community; Land lease: No (note: a land lease amount of $1,165 is listed separately)

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; 220V in laundry (electric)
• Home design: Manufactured home in park; Single wide; Made by New Moon; Aluminum skirting; Built in 1967
• Construction: Other roof type
• Exterior features: Backyard

Interior

• Kitchen: Gas cook top
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s); Window unit(s)
• Interior features: Laminate countertops in kitchen; Living room with flexible/other features; Dining area located in the kitchen
• Laundry & utility: Laundry area inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 78.7% vs local median 2.2% in El Dorado Hills — 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 (#530 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, housing A; Watch: amenities F, commute F, cost of living F.
• El Dorado Union High (suburban): math 44% / reading 69% proficiency, ranked #89 of 517 in CA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 629 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $207 of loan paydown is wiped out by about $900 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 + 3.4% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 8.40% ✓
• Cap rate: 78.71%
• Cash-on-cash: 258.63%
• DSCR: 12.51
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $19,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 White Rock Rd #25	0.00mi	2/1.5	720 (+5%)	1mo	$20,000	$28	89

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $107,318
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 29.70×
• Total profit: $241,043
• Equity at exit: $2,594

Cash invested: $8,400 (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 95762

• Rents YoY: 3.4%
• Active inventory: 629
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$10 /mo · $115/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,744

Break-even live

Break-even rent $311

Max offer price $30,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,761	-5% $1,752	+0% $1,744	+5% $1,735	+10% $1,727
Rent	-10% $1,545	-5% $1,644	+0% $1,744	+5% $1,843	+10% $1,943
Rate	-1.0pp $1,759	-0.5pp $1,752	base $1,744	+0.5pp $1,736	+1.0pp $1,728

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Valley View Pkwy El Dorado Hills, CA	1.0–3.0	1.0–2.0	948	$2,426	$2.56	2d	13	0.18mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $115 · $10/mo
• Projected year-2 tax: $228 · $19/mo
• Expected delta: +$113/yr (+$9/mo · 98.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,225
• − Mortgage interest: −$1,680
• − Property taxes: −$115
• − Insurance: −$948
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$873
• Taxable income: $21,774
• Est. tax owed @ 24.0%: −$5,226
• After-tax cash flow: $15,702/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: El Dorado Union High
• NCES district ID: 0612070
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 69% ▬ 0.00%
• Median HH income: $78,936
• Composite: 50.84/100
• National rank: #1798
• State rank: #89 of 517 in CA

Livability — El Dorado Hills

• Score: 61/100
• State rank: #530
• US rank: #17760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Dorado Hills, CA
• County: El Dorado County · 144,198 people
• City population: 47,657
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 47,657
• Household income: $165,467
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 553.0

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 (68%)
• Race & ethnicity: White 68% Asian 13% Two or more races 11% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Portuguese 3% Slovak 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 3% Other Indo-European 3% Other Asian/Pacific 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: ▼ -437.07%
• Current HPI: 277.683
• Rent YoY: ▲ 3.41%
• 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

-7.7%/yr

Latest (2023): $115 · -0.4% YoY. Source: county tax records.