10956 Green St Spc 116 #116 · Columbia, CA 95310

$113,000

2 bd · 1.0 ba · 702 sqft · Manufactured · 181 Days on market

Built 2023 ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW HOME! Beautifully crafted 2-bedroom, 1-bath home located in the desirable 55+ Columbia Sky Mobile Estates! * Home can also be moved out of Columbia Sky and put on private property or in another park! Contact listing agent for details and relocation costs! * Offering 702 sq ft, you’ll find a stylish kitchen featuring solid-surface countertops, wood shaker cabinetry, upgraded Frigidaire appliances, and a gas stove. The kitchen island adds a great gathering spot for meals or casual entertaining. With gas and electric dryer options, a gas high efficiency hot water heater, and gas high efficiency furnace, you'll have the versatility and efficiency that everyone dreams of. Thi

Key facts

• Stylish kitchen
• Gas stove
• Kitchen island

Tags

• STYLISH KITCHEN
• SOLID-SURFACE COUNTERTOPS
• WOOD SHAKER CABINETRY
• UPGRADED FRIGIDAIRE APPLIANCES
• GAS STOVE
• KITCHEN ISLAND

Property features AI

Finance

• HOA & community: Located in Columbia Sky Mobile Home Estates; Senior community; Community pool; BBQ area; Game room; Recreation facilities; Activities available; Pets allowed upon approval

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Manufactured in-park home (mobile home); Single-wide model (Fairpoint)
• Construction: Fiber cement exterior; Pillar/post/pier foundation; Built as a manufactured/mobile home
• Exterior features: Side yard; Front landscaping; Low-maintenance yard; Awning-covered patio/porch; Shed(s); Corner lot

Interior

• Kitchen: Dishwasher; Gas range / cooktop; Disposal; Solid surface counter
• Bedrooms: 2 bedrooms
• Flooring: Linoleum; Carpet
• Bathrooms: 1 full bathroom with solid surface surfaces and stall shower
• Heating & cooling: Propane heating; Central air
• Interior features: Solid surface counters; No additional rooms (open layout); 2 bedrooms on street level with main entry
• Laundry & utility: Washer/dryer hookups only; Gas dryer hookup; 220-volt outlet; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,080 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A-, housing B; Watch: schools D+, amenities F, commute F.
• Columbia Union (rural): math 22% / reading 31% proficiency, ranked #383 of 517 in CA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tuolumne County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,599
• Equity at exit: $16,849

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $27,087
• Equity at exit: $9,770

Cash invested: $31,640 (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 95310

• Active inventory: 21
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$593
• Tax est. 1.5%: −$141 /mo · $1,695/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $312

Break-even live

Break-even rent $989

Max offer price $113,000

Occupancy floor 72%

Sensitivity live

Price	-10% $390	-5% $351	+0% $312	+5% $273	+10% $234
Rent	-10% $203	-5% $258	+0% $312	+5% $367	+10% $422
Rate	-1.0pp $369	-0.5pp $341	base $312	+0.5pp $283	+1.0pp $253

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-12
   statusdays on market $113,000 Pending 181 DOM
2. 2026-06-10
   days on market $113,000 Active 180 DOM
3. 2026-06-09
   days on market $113,000 Active 179 DOM
4. 2026-06-08
   days on market $113,000 Active 178 DOM
5. 2026-06-07
   days on market $113,000 Active 177 DOM
6. 2026-06-05
   pricedays on market $113,000 Active 174 DOM
7. 2026-06-03
   days on market $114,000 Active 173 DOM
8. 2026-06-02
   days on market $114,000 Active 172 DOM
9. 2026-06-01
   days on market $114,000 Active 171 DOM
10. 2026-05-31
    days on market $114,000 Active 170 DOM
11. 2026-05-30
    days on market $114,000 Active 169 DOM
12. 2026-05-12
    price $114,000
13. 2026-03-13
    price $115,000
14. 2026-02-10
    price $119,950
15. 2026-01-22
    price $124,950
16. 2025-12-12
    listed $129,950 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,605
• − Mortgage interest: −$6,330
• − Property taxes: −$1,695
• − Insurance: −$565
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,287
• Taxable income: $2,071
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,250/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: Columbia Union
• NCES district ID: 0609480
• Math proficiency: 22% ▼ -10.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $45,469
• Composite: 22.83/100
• National rank: #8013
• State rank: #383 of 517 in CA

Livability — Columbia

• Score: 51/100
• State rank: #1080
• US rank: #25332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, CA
• Population (ZIP): 1,783

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Russian 5% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.19%
• Current HPI: 96.2554
• 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

-12.3% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $114,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-13 Price Changed $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-10 Price Changed $119,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-22 Price Changed $124,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-12 Listed $129,950 bridgeMLS, Bay East AOR, or Contra Costa AOR