3550 China Garden Rd #138 · Diamond Springs, CA 95667

$115,000

3 bd · 2.0 ba · 1,480 sqft · Manufactured · 73 Days on market

Built 1974 Good condition Est $154k · 25% 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
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This recently updated home is situated in a well established Senior Community in Placerville near many shopping and dining favorites as well as local walking trails and easy access to freeways and medical facilities. This home presents itself as an inviting home, ready for immediate occupancy. The heart of daily activity finds its center in a kitchen designed for both culinary exploration and comfortable gathering. A functional kitchen peninsula provides ample surface for meal preparation or casual dining, complementing the utility of the stovetop. Warmth emanates from the refurbished cabinetry contributing to an atmosphere of coziness and character. A peaceful retreat awaits within the 3rd

Key facts

• Double vanity
• 2 sheds
• Kitchen peninsula

Tags

• KITCHEN PENINSULA
• REFURBISHED CABINETRY
• DISTINCTIVE PANELED WALLS
• DOUBLE VANITY
• WALK IN SHOWER
• 2 SHEDS

Property features AI

Finance

• Financial info: Land lease: no (listed land lease amount present but land lease flagged as No)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Off-street parking; Covered parking
• Utilities: Propane service; Individual electric meter; Individual gas meter; Internet available; 220V in kitchen; Public sewer; Public water
• Home design: Manufactured in park; Double-wide; Single-story (double wide mobile home); Built in 1974; Facing direction not specified; Entry level not specified
• Construction: Metal roof; Vinyl skirting; Manufacturer: Heritage
• Exterior features: Backyard; Storage/Shed(s)

Interior

• Kitchen: Built-in electric oven; Electric cook top; Hood over range; Dishwasher; Laminate counters; Dining and living area combo
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Simulated wood; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating (propane); Ceiling fans; Central air conditioning
• Interior features: Porch; Storage area; Pets allowed (number and size limits)
• Laundry & utility: Laundry closet with hookups; Inside laundry area/room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 2.3% in Diamond Springs — 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 47/100 on livability (#1,239 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D-, amenities F, commute F.
• Mother Lode Union Elementary (rural): math 36% / reading 41% proficiency, ranked #726 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Creek Elementary (466 students, 50% FRL); Herbert C. Green Middle (374 students, 49% FRL); Union Mine High (math 31% / reading 66%, grade D, #373 of 1,170 statewide, top 32%, 1,066 students, 38% FRL).
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $795 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 + 8.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($108k) 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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: 1.95% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.31%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $153,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 China Garden Rd #150	0.00mi	3/2.0	1,566 (+6%)	7mo	$200,000	$128	84
3550 China Garden Rd #44	0.13mi	3/2.0	1,440 (-3%)	7mo	$100,000	$69	83
3550 China Gdn #136	0.12mi	2/2.0 (-1)	1,560 (+5%)	7mo	$82,500	$53	74
3550 China Garden Rd #145	0.07mi	2/2.0 (-1)	1,392 (-6%)	11mo	$150,000	$108	72
3550 China Garden Rd #119	0.06mi	2/2.0 (-1)	1,510 (+2%)	23mo	$157,500	$104	70
3550 China Garden Rd #63	0.17mi	2/2.0 (-1)	1,440 (-3%)	20mo	$142,000	$99	66
3550 China Garden Rd #54	0.18mi	2/2.0 (-1)	1,440 (-3%)	22mo	$131,000	$91	64
3550 China Gdn #4	0.27mi	2/2.0 (-1)	1,440 (-3%)	23mo	$139,500	$97	59
3550 China Garden Rd #70	0.20mi	2/2.0 (-1)	1,296 (-12%)	10mo	$95,000	$73	57
3550 China Garden Rd #131	0.20mi	2/2.0 (-1)	1,305 (-12%)	19mo	$166,000	$127	50
350 Pleasant Vly #74	0.23mi	3/2.0	1,280 (-14%)	20mo	$195,000	$152	50
4380 Patterson Dr #201	0.75mi	2/2.0 (-1)	1,440 (-3%)	11mo	$273,500	$190	47

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: 37.7%
• Equity multiple: 2.72×
• Total profit: $55,283
• Equity at exit: $17,147

10-year hold

• IRR: 46.7%
• Equity multiple: 6.65×
• Total profit: $182,036
• Equity at exit: $9,943

Cash invested: $32,200 (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: 352
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $974

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,054	-5% $1,014	+0% $974	+5% $935	+10% $895
Rent	-10% $797	-5% $886	+0% $974	+5% $1,063	+10% $1,151
Rate	-1.0pp $1,032	-0.5pp $1,003	base $974	+0.5pp $944	+1.0pp $914

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 Racquet Way Diamond Springs, CA	2.0	2.0	968	$1,900	$1.96	0d	1	0.58mi
4012 Wimbledon Dr Diamond Springs, CA	3.0	2.5	1233	$2,250	$1.82	3d	1	0.63mi
3884 Rosey Way Placerville, CA	3.0	2.0	1100	$2,595	$2.36	21d	1	1.06mi

Listing history 14 events

1. 2026-06-21
   days on market $115,000 Active 73 DOM
2. 2026-06-18
   days on market $115,000 Active 70 DOM
3. 2026-06-17
   days on market $115,000 Active 69 DOM
4. 2026-06-16
   days on market $115,000 Active 68 DOM
5. 2026-06-15
   days on market $115,000 Active 67 DOM
6. 2026-06-13
   days on market $115,000 Active 65 DOM
7. 2026-06-13
   days on market $115,000 Active 64 DOM
8. 2026-06-09
   days on market $115,000 Active 61 DOM
9. 2026-06-08
   days on market $115,000 Active 60 DOM
10. 2026-06-07
    pricedays on market $115,000 Active 59 DOM
11. 2026-06-03
    days on market $129,000 Active 55 DOM
12. 2026-06-02
    days on market $129,000 Active 54 DOM
13. 2026-06-01
    days on market $129,000 Active 53 DOM
14. 2026-05-31
    days on market $129,000 Active 52 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 ≥100°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: $26,871
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$3,345
• Taxable income: $10,484
• Est. tax owed @ 24.0%: −$2,516
• After-tax cash flow: $9,175/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 recently updated mobile home is in good condition with fresh paint and landscaping, ready for immediate occupancy and potential value enhancement through exterior painting and landscaping improvements.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both update landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both update landscaping — improves curb appeal 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: Mother Lode Union Elementary
• NCES district ID: 0625980
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $59,429
• Composite: 36.63/100
• National rank: #9251
• State rank: #726 of 1400 in CA

Livability — Diamond Springs

• Score: 47/100
• State rank: #1239
• US rank: #26264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Springs, CA
• County: El Dorado County · 144,198 people
• City population: 6,362
• 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