1525 Cold Springs Rd #48 · Cold Springs, CA 95667

$51,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 34 Days on market

Built 1969 Est $43k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cold Springs Mobile Manor, a 55+ community in Placerville. This 2 bedroom, 1 bath mobile home features freshly painted interior, newer flooring, a newer gas range, and a cozy wood-burning stove that adds warmth and charm. Enjoy comfortable, low-maintenance living in a peaceful senior community close to local amenities and foothill recreation.

Key facts

• Newer flooring
• Newer gas range
• Wood-burning stove

Tags

• FRESHLY PAINTED INTERIOR
• NEWER FLOORING
• NEWER GAS RANGE
• WOOD-BURNING STOVE
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Located at 1525 Cold Springs Rd #48, Placerville, CA 95667; Community directions available
• Financial info: Land lease: No (land lease amount listed but property is not on leased land)
• HOA & community: No homeowners association

Exterior

• Parking: Parking details not specified
• Utilities: Public water; Septic system (and other sewer types); 220-volt outlet in the kitchen
• Home design: Manufactured in park (single wide); Built in 1969; Located in a senior community
• Construction: Aluminum skirting; Manufactured home by Meldoy Homes MFG
• Exterior features: Foam roof (and other roof materials); See remarks for lot features

Interior

• Kitchen: Free-standing gas oven; Dining space in the kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Attached deck off the living room; Wood-burning fireplace (wood stove)
• Laundry & utility: Laundry: Other (details not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $51k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $51k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.1% vs local median 2.0% in Cold 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 45/100 on livability (#1,305 in CA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: employment D+, schools F, crime F.
• Gold Trail Union Elementary (rural): math 45% / reading 54% proficiency, ranked #396 of 1,400 in CA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 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 $353 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($49k) 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 $49,470 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 3.39% ✓
• Cap rate: 30.12%
• Cash-on-cash: 85.10%
• DSCR: 4.79
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $43,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Cold Springs Rd #63	0.06mi	2/1.0	720 (0%)	2mo	$53,000	$74	96
1525 Cold Springs Rd #55	0.10mi	1/1.5 (-1)	672 (-7%)	2mo	$39,400	$59	76
1525 Cold Springs Rd #40	0.03mi	1/1.0 (-1)	670 (-7%)	23mo	$39,950	$60	63

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: 91.1%
• Equity multiple: 5.58×
• Total profit: $65,394
• Equity at exit: $7,604

10-year hold

• IRR: 95.2%
• Equity multiple: 13.72×
• Total profit: $181,668
• Equity at exit: $4,410

Cash invested: $14,280 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$267
• Tax est. 1.5%: −$64 /mo · $765/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $1,013

Break-even live

Break-even rent $446

Max offer price $51,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,048	-5% $1,030	+0% $1,013	+5% $995	+10% $977
Rent	-10% $876	-5% $944	+0% $1,013	+5% $1,081	+10% $1,149
Rate	-1.0pp $1,038	-0.5pp $1,026	base $1,013	+0.5pp $999	+1.0pp $986

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $51,000 Active 34 DOM
2. 2026-06-18
   days on market $51,000 Active 31 DOM
3. 2026-06-17
   days on market $51,000 Active 30 DOM
4. 2026-06-16
   days on market $51,000 Active 29 DOM
5. 2026-06-15
   days on market $51,000 Active 28 DOM
6. 2026-06-13
   days on market $51,000 Active 26 DOM
7. 2026-06-09
   days on market $51,000 Active 22 DOM
8. 2026-06-08
   days on market $51,000 Active 21 DOM
9. 2026-06-07
   days on market $51,000 Active 20 DOM
10. 2026-06-03
    days on market $51,000 Active 16 DOM
11. 2026-06-02
    days on market $51,000 Active 15 DOM
12. 2026-06-01
    days on market $51,000 Active 14 DOM
13. 2026-05-31
    days on market $51,000 Active 13 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 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,736
• − Mortgage interest: −$2,857
• − Property taxes: −$765
• − Insurance: −$255
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$1,484
• Taxable income: $12,058
• Est. tax owed @ 24.0%: −$2,894
• After-tax cash flow: $9,258/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: Gold Trail Union Elementary
• NCES district ID: 0615450
• Math proficiency: 45% ▲ 3.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $72,658
• Composite: 46.55/100
• National rank: #5298
• State rank: #396 of 1400 in CA

Livability — Cold Springs

• Score: 45/100
• State rank: #1305
• US rank: #26620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cold Springs, CA
• County: El Dorado County · 144,198 people
• 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