1130 White Rock Rd #16 · El Dorado Hills, CA 95762

$165,000

2 bd · 2.0 ba · 825 sqft · Manufactured · 7 Days on market

Built 1968

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This fabulous mobile home has been completely remodeled from top to bottom. Updates include a new roof, insulation, siding, sheetrock, appliances, heating and air units, electrical, and plumbing. This property is sure to impress. The home features an open-concept living room and gourmet kitchen with quartz slab countertops, stainless steel appliances, and beautiful white cabinetry. The private primary suite offers an elegant en-suite bathroom. Stylish laminate flooring is used extensively throughout the home. Outside, you'll find a large backyard with a storage shed, along with parking for two cars. This 2-bedroom, 2-bath home is truly a must-see property.

Key facts

• Insulation
• Appliances
• Sheetrock

Tags

• NEW ROOF
• INSULATION
• SIDING
• SHEETROCK
• APPLIANCES
• HEATING AND AIR UNITS

Property features AI

Finance

• Other: Located at 1130 White Rock Rd #16, El Dorado Hills, CA 95762; Directions: Take Hwy 50 to exit on Latrobe Road, left on White Rock Road to the mobile home park address.
• Financial info:
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking:
• Security:
• Utilities: Propane; 220-volt outlet in laundry; Public sewer; Public water via water district
• Home design: Manufactured in park (single wide); Marlette make; Updated/remodeled; Built in 1968
• Construction: Composition roof; Skirting: Other
• Exterior features: Fenced backyard; Regular-shaped lot; Shed(s) on the property

Interior

• Kitchen: Free-standing gas range; Free-standing electric oven; Free-standing refrigerator; Dishwasher; Disposal; Microwave; Slab countertops; Breakfast area
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tubs with shower over
• Heating & cooling: Central heating; Central cooling; Ceiling fans; Wall-mounted units; Multiple HVAC units
• Interior features: Updated/remodeled interior; Dual pane full windows; Great room living area; Breakfast area and slab countertops in the kitchen; Kitchen and family room combined with additional space in the kitchen
• Laundry & utility: Stacked washer and dryer included; Laundry located inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 12.7% 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; 4 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $165,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.03%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 White Rock Rd #19	0.05mi	3/2.0 (+1)	848 (+3%)	12mo	$132,000	$156	78
1130 White Rock Rd #25	0.02mi	2/1.5	720 (-13%)	1mo	$20,000	$28	75
1130 White Rock Rd #58	0.10mi	2/1.0	804 (-2%)	22mo	$90,000	$112	69

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $30,844
• Equity at exit: $24,602

10-year hold

• IRR: 25.4%
• Equity multiple: 3.25×
• Total profit: $104,139
• Equity at exit: $14,266

Cash invested: $46,200 (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 95762

• Rents YoY: 3.4%
• Active inventory: 629
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $887

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 60%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	1d	13	0.18mi
2230 Valley View Pkwy El Dorado Hills, CA	1.0–2.0	1.0–2.0	1044	$2,743	$2.63	1d	5	0.36mi
2230 Valley View Pkwy #318 El Dorado Hills, CA	1.0	1.0	871	$1,950	$2.24	1d	1	0.46mi
300 Moon Cir #333 Folsom, CA	2.0	2.0	1031	$2,145	$2.08	1d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $165,000 Active 7 DOM
2. 2026-06-17
   days on market $165,000 Active 6 DOM
3. 2026-06-16
   days on market $165,000 Active 5 DOM
4. 2026-06-15
   days on market $165,000 Active 4 DOM
5. 2026-06-13
   pricedays on marketlisting id $165,000 Active 2 DOM
6. 2026-06-09
   days on market $175,000 Active 24 DOM
7. 2026-06-08
   days on market $175,000 Active 23 DOM
8. 2026-06-07
   days on market $175,000 Active 22 DOM
9. 2026-06-03
   days on market $175,000 Active 18 DOM
10. 2026-06-02
    days on market $175,000 Active 17 DOM
11. 2026-06-01
    days on market $175,000 Active 16 DOM
12. 2026-05-31
    days on market $175,000 Active 15 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 6/10 Major FEMA zone X (unshaded) · 74% 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: $30,791
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$4,800
• Taxable income: $8,522
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $8,596/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