4330 Panorama #8 · Diamond Springs, CA 95667

$79,950

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 10 Days on market

Built 1998 Est $70k · 14% 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 +3.7/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 1998 manufactured home located in the desirable Panorama Mobile Home Park in Placerville. Situated in an all-ages, family-friendly park, Panorama Mobile Home Park offers a welcoming community environment with park management and maintenance included. Conveniently located near shopping, dining, and Highway 50 for easy commuting. Offering approximately 720 sq ft of living space, this 2-bedroom, 1-bathroom home provides a comfortable and functional layout ideal for a variety of lifestyles. Inside, you'll find updated finishes within the last year, which include fresh laminate flooring, dual pane windows, paint throughout, updated appliances in the kitchen, and a

Key facts

• Updated appliances
• Updated finishes
• Manufactured home

Tags

• MANUFACTURED HOME
• PANORAMA MOBILE HOME PARK
• UPDATED FINISHES
• FRESH LAMINATE FLOORING
• DUAL PANE WINDOWS
• UPDATED APPLIANCES

Property features AI

Finance

• Other: Located at 4330 Panorama #8, Placerville, CA 95667; Directions available: Highway 50 to south on Missouri Flat to right on Mother Lode to left on Blanchard to right on Panorama
• Financial info: Land lease applies (monthly land lease charged)
• HOA & community: No association; Not a senior community; Located in a land-lease park (land lease applies)

Exterior

• Parking: Off-street parking; Attached covered parking; Guest parking available
• Utilities: Cable connected; Individual electric meter; Individual gas meter; Internet available; Public sewer; Public water (water district)
• Home design: Manufactured in park (single wide); Made by Skyline; Built in 1998; Updated/remodeled condition
• Construction: Metal skirting; Shingle/composition roof; Single-story
• Exterior features: Carport awning; Porch awning; Covered patio

Interior

• Kitchen: Free standing gas range; Range hood; Dishwasher; Garbage disposal; Pantry cabinet; Kitchen island; Laminate counters; Plumbed for ice maker
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Ductless cooling; Ductless electric heating
• Interior features: Updated/remodeled interior; Dual pane full windows; Porch steps and covered patio; Deck attached to living area; Great room
• Laundry & utility: Washer and dryer included; Indoor laundry area; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.9% 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: schools D, crime D-, amenities 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.
• Market conditions: Rents rising fast (+12.5%/yr); 351 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 $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,950

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.19% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.52%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4330 Panorama #8	0.00mi	2/1.0	720 (-1%)	0mo	$79,000	$110	98
6387 Mother Lode Dr #5	0.18mi	2/1.0	720 (-1%)	5mo	$69,000	$96	86
6387 Mother Lode Dr #59	0.34mi	2/1.0	780 (+7%)	6mo	$69,900	$90	67
6387 Mother Lode Dr #30	0.27mi	2/1.0	816 (+12%)	5mo	$69,000	$85	64

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: 51.4%
• Equity multiple: 3.41×
• Total profit: $53,944
• Equity at exit: $11,921

10-year hold

• IRR: 58.6%
• Equity multiple: 8.29×
• Total profit: $163,298
• Equity at exit: $6,913

Cash invested: $22,386 (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: 351
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $905

Break-even live

Break-even rent $607

Max offer price $79,950

Occupancy floor 43%

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $323 · $27/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$284/yr (+$24/mo · 88.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6 d/yr ≥100°F today · 13 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: $21,034
• − Mortgage interest: −$4,478
• − Property taxes: −$323
• − Insurance: −$400
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$2,326
• Taxable income: $10,141
• Est. tax owed @ 24.0%: −$2,434
• After-tax cash flow: $8,429/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: 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

Property tax history

+6.3%/yr

Latest (2023): $323 · +43.5% YoY. Source: county tax records.