119 Marigold Ave · North Auburn, CA 95603

$166,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured · 82 Days on market

Built 2024 Excellent condition Est $115k · 45% over

---

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
• 1% rule +7.3/10.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Be the first to own this brand-new home in Edgewood Village MHP, a well-maintained all age community located in the heart of Auburn. Enjoy the convenience of being just minutes from shopping, the charming historic downtown and Old Town areas, filled with restaurants and boutiques. With easy access to I-80, you're only 45 minutes from Sacramento International Airport and 90 minutes from the beauty of Lake Tahoe. This thoughtfully designed home features 2 bedrooms, 2 bathrooms, a separate living room, dining area, and a dedicated laundry room. Relax on the covered front porch, perfect for enjoying the outdoors, and appreciate the low-maintenance yard. .. more time for fun, less time on upkeep

Key facts

• Covered front porch
• Low-maintenance yard
• Brand-new home

Tags

• BRAND-NEW HOME
• WELL-MAINTAINED COMMUNITY
• DEDICATED LAUNDRY ROOM
• COVERED FRONT PORCH
• LOW-MAINTENANCE YARD

Property features AI

Finance

• Financial info: Land lease: No (listing shows a land lease amount of $1,050 listed separately)
• HOA & community: No homeowner association; Located in a senior community

Exterior

• Parking: Assigned parking; Off-street parking; Covered parking
• Utilities: Gas plumbed; 220-volt outlet in laundry; Public sewer; Public water
• Home design: Manufactured home located in a park; Double wide; Built in 2024
• Construction: Composition roof; Manufactured by CMH Manufacturing West Inc; Make listed as N/A
• Exterior features: No notable lot features listed

Interior

• Kitchen: Free-standing gas oven; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central cooling
• Interior features: Island in the kitchen; Formal dining area; Living room with unspecified 'Other' feature
• Laundry & utility: Washer/dryer hookups only; Laundry inside (dedicated room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $156k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.6% in North Auburn — 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 (#519 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-, housing A-; Watch: schools F, crime D-, amenities F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 204 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 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.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $156,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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 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 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?
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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $114,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Marigold Ave #99	0.02mi	2/2.0	1,052 (-5%)	0mo	$125,000	$119	91
85 Primrose Ave	0.07mi	2/2.0	1,100 (-0%)	14mo	$155,000	$141	84
110 Marigold Ave #110	0.02mi	3/— (+1)	1,190 (+8%)	6mo	$140,000	$118	76
108 Marigold	0.03mi	2/2.0	1,000 (-9%)	10mo	$120,000	$120	75
107 Marigold Ave	0.01mi	2/2.0	1,200 (+9%)	15mo	$92,000	$77	72
1514 Cottonwood Cir #8	0.41mi	2/2.0	1,152 (+4%)	5mo	$99,000	$86	69
12202 Hemlock Dr	0.47mi	2/2.0	1,152 (+4%)	6mo	$120,000	$104	66
1608 Spruce Ct	0.50mi	2/2.0	1,152 (+4%)	10mo	$125,000	$109	61
1605 Grass Valley Hwy #84	0.23mi	2/2.0	1,246 (+13%)	14mo	$125,000	$100	56
12366 Pepperwood Cir #182	0.55mi	2/2.0	1,248 (+13%)	3mo	$110,000	$88	50
12207 Hemlock Dr #99	0.50mi	2/2.0	1,248 (+13%)	10mo	$120,000	$96	47
1604 Spruce Ct #95	0.50mi	2/2.0	1,248 (+13%)	16mo	$109,000	$87	42

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,130
• Equity at exit: $24,751

10-year hold

• IRR: 9.6%
• Equity multiple: 1.72×
• Total profit: $33,454
• Equity at exit: $14,353

Cash invested: $46,480 (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 95603

• Rents YoY: 2.3%
• Active inventory: 204
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$871
• Tax est. 1.5%: −$208 /mo · $2,490/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $461

Break-even live

Break-even rent $1,452

Max offer price $166,000

Occupancy floor 72%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	3d	1	1.04mi
11752 Jones St Unit 11752 Auburn, CA	2.0	1.0	815	$1,795	$2.20	10d	1	1.04mi
731 Mikkelsen Dr Auburn, CA	2.0	2.0	1006	$2,150	$2.14	1d	1	1.14mi
630 Shockley Rd Auburn, CA	3.0	2.0	1100	$2,495	$2.27	1d	1	1.17mi
327 Nevada St Apt 4 Auburn, CA	1.0	1.0	800	$1,350	$1.69	1d	1	1.23mi
560 Landis Cir Auburn, CA	2.0	1.0	1188	$2,550	$2.15	1d	1	1.34mi
203 E Electric St Auburn, CA	2.0	1.0	1100	$1,625	$1.48	1d	1	1.38mi

Listing history 13 events

1. 2026-06-18
   days on market $166,000 Active 82 DOM
2. 2026-06-17
   days on market $166,000 Active 81 DOM
3. 2026-06-16
   days on market $166,000 Active 80 DOM
4. 2026-06-15
   days on market $166,000 Active 79 DOM
5. 2026-06-13
   days on market $166,000 Active 77 DOM
6. 2026-06-13
   days on market $166,000 Active 76 DOM
7. 2026-06-09
   days on market $166,000 Active 73 DOM
8. 2026-06-08
   days on market $166,000 Active 72 DOM
9. 2026-06-07
   days on market $166,000 Active 71 DOM
10. 2026-06-03
    days on market $166,000 Active 67 DOM
11. 2026-06-02
    days on market $166,000 Active 66 DOM
12. 2026-06-01
    days on market $166,000 Active 65 DOM
13. 2026-05-31
    days on market $166,000 Active 64 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) · 72% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,423
• − Mortgage interest: −$9,299
• − Property taxes: −$2,490
• − Insurance: −$830
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$4,829
• Taxable income: $3,068
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $4,792/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would be a great investment.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home more appealing
• Both Landscaping — Enhances curb appeal and adds value

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 ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

ⓘ 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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — North Auburn

• Score: 61/100
• State rank: #519
• US rank: #17512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Auburn, CA
• County: Placer County · 390,510 people
• City population: 28,195
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,432
• Household income: $85,357
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1017.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -500.89%
• Current HPI: 251.4573
• Rent YoY: ▲ 2.34%
• 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