3550 China Garden Rd #82 · Diamond Springs, CA 95667

$106,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 81 Days on market

Manufactured home Built 1976 Good condition Est $144k · 26% 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 beautifully updated and well maintained double-wide home features 2 spacious bedrooms and 2 full baths, offering comfort and convenience for residents and guests alike. Step outside to spacious seating areas featuring brand new pavers and lush astro turf, perfect for relaxing or entertaining guests. The fenced area is ideal for a small dog, offering a safe and inviting space for your pet. Inside, you'll appreciate the new window blinds in the living room and bedroom, along with a recently upgraded electric panel for added peace of mind. A new shed provides ample storage, and the garden, filled with vibrant flowers, is lovingly cared for, creating a welcoming outdoor retreat. 55+

Key facts

• Fenced area
• New window blinds
• Lush astro turf

Tags

• SPACIOUS SEATING AREAS
• BRAND NEW PAVERS
• LUSH ASTRO TURF
• FENCED AREA
• NEW WINDOW BLINDS
• NEW SHED

Property features AI

Finance

• Other: Directions available to property at 3550 China Garden Rd #82, Placerville, CA 95667
• 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; Attached covered parking
• Utilities: Public water; Public sewer; Propane available; Individual electric meter; Individual gas meter; 220 volts in kitchen; Cable available; Internet available
• Home design: Manufactured in park — double wide; Updated/remodeled; Built in 1976
• Construction: Metal skirting; Foam roof; Make: Lancer (manufactured home)
• Exterior features: Carport awning; Porch awning; Storage; Shed(s); Kennel/dog run; Regular-shaped lot with landscaped front

Interior

• Kitchen: Hood over range; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Low-flow toilets; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating (propane); Central cooling; Ceiling fan(s)
• Interior features: Hood over range; Covered patio and porch with porch steps; Porch; Storage area; Pets allowed with number and size limits; Cathedral/vaulted living room; Dining/living combo; Laminate counters
• Laundry & utility: Washer and dryer included; Laundry inside the home (inside room/inside area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $106k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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); 355 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $733 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($100k) 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 $99,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1976 — 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: 1.51% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $144,000
• 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 #88	0.08mi	2/2.0	1,152 (0%)	6mo	$98,000	$85	91
3550 China Garden Rd #121	0.00mi	2/2.0	1,162 (+1%)	18mo	$80,000	$69	84
3550 China Garden Rd Unit 79A	0.00mi	2/2.0	1,087 (-6%)	10mo	$182,000	$167	82
3550 China Garden Rd Unit 79B	0.12mi	3/2.0 (+1)	1,155 (+0%)	9mo	$175,000	$152	82
3550 China Garden Rd #102	0.10mi	2/2.0	1,056 (-8%)	5mo	$115,000	$109	78
3550 CHINA GARDEN Rd #100	0.00mi	2/2.0	1,056 (-8%)	15mo	$95,000	$90	74
3550 China Garden Rd #124	0.00mi	2/2.0	1,000 (-13%)	8mo	$175,000	$175	72
3550 China Garden Rd #71	0.16mi	2/2.0	1,200 (+4%)	17mo	$89,000	$74	71
3550 China Garden Rd #29	0.22mi	2/2.0	1,173 (+2%)	20mo	$175,000	$149	70
3550 China Garden Rd #70	0.15mi	2/2.0	1,296 (+12%)	10mo	$95,000	$73	64
350 Pleasant Valley Rd #50	0.40mi	2/2.0	1,120 (-3%)	18mo	$140,000	$125	62
3550 China Garden Rd #131	0.10mi	2/2.0	1,305 (+13%)	19mo	$166,000	$127	58

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: 19.5%
• Equity multiple: 1.84×
• Total profit: $25,000
• Equity at exit: $15,805

10-year hold

• IRR: 31.0%
• Equity multiple: 4.49×
• Total profit: $103,695
• Equity at exit: $9,165

Cash invested: $29,680 (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: 355
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$556
• Tax est. 1.5%: −$132 /mo · $1,590/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $529

Break-even live

Break-even rent $927

Max offer price $106,000

Occupancy floor 62%

Sensitivity live

Price	-10% $603	-5% $566	+0% $529	+5% $493	+10% $456
Rent	-10% $403	-5% $466	+0% $529	+5% $592	+10% $655
Rate	-1.0pp $583	-0.5pp $556	base $529	+0.5pp $502	+1.0pp $474

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: $26,500
• Closing costs: $3,180
• 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	0.48mi
4012 Wimbledon Dr Diamond Springs, CA	3.0	2.5	1233	$2,250	$1.82	4d	1	0.55mi
3884 Rosey Way Placerville, CA	3.0	2.0	1100	$2,595	$2.36	22d	1	1.02mi

Listing history 15 events

1. 2026-06-22
   days on market $106,000 Active 81 DOM
2. 2026-06-21
   days on market $106,000 Active 80 DOM
3. 2026-06-18
   days on market $106,000 Active 77 DOM
4. 2026-06-17
   days on market $106,000 Active 76 DOM
5. 2026-06-16
   days on market $106,000 Active 75 DOM
6. 2026-06-15
   days on market $106,000 Active 74 DOM
7. 2026-06-13
   days on market $106,000 Active 72 DOM
8. 2026-06-13
   days on market $106,000 Active 71 DOM
9. 2026-06-09
   days on market $106,000 Active 68 DOM
10. 2026-06-08
    days on market $106,000 Active 67 DOM
11. 2026-06-07
    days on market $106,000 Active 66 DOM
12. 2026-06-03
    days on market $106,000 Active 62 DOM
13. 2026-06-02
    days on market $106,000 Active 61 DOM
14. 2026-06-01
    days on market $106,000 Active 60 DOM
15. 2026-05-31
    days on market $106,000 Active 59 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: $19,167
• − Mortgage interest: −$5,938
• − Property taxes: −$1,590
• − Insurance: −$530
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,084
• Taxable income: $4,959
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $5,161/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated double-wide home offers a good condition with minimal repairs needed. The property has a good curb appeal and is move-in ready.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home more appealing
• Resale upgrading appliances — newer appliances can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Resale upgrading appliances — newer appliances can attract more buyers ↑

ⓘ 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