3945 Grass Valley Hwy #19 · North Auburn, CA 95602

$57,500

2 bd · 1.0 ba · 560 sqft · Manufactured · 5 Days on market

Built 1992 Good condition 5.40 ac lot

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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 +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Elders Corner Mobile Home Park with one of the lowest space rents at $700 a month. Remodeled kitchen featuring: new countertops/cabinets, stainless steel sink & fridge, 4 burner gas cooktop, stone backsplash and all new appliances. Remodeled bathroom featuring new: vanity, bathrub, floors and electric mirrior. Large lot has room for 2 cars in the driveway and garden on a drip line with 3 tool sheds; 1 of which has washer and dryer included. This community offers a convenient location just minutes away from shopping, medical facilities, dining and public transportation. This home is two-bed/one-bath, has indoor laundry space, gas stove, and combined dining/living room area,

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Large lot

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• LARGE LOT
• GARDEN ON A DRIP LINE
• WASHER AND DRYER INCLUDED
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No homeowners association; Senior community

Exterior

• Parking: No garage, covered parking available
• Utilities: Natural gas connected; Public water with on-site meter; Sewer: other; Electric service: other; No irrigation source
• Home design: Detached mobile home; Single-story; Built in 1970; Located in a senior community
• Construction: Detached construction
• Exterior features: Backyard fencing; Low-maintenance lot with garden and automatic sprinkler system; Shed(s) on property; Elastomeric flat roof

Interior

• Kitchen: Synthetic countertops; Kitchen/family combo
• Bedrooms: 2 bedrooms (single-story)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating (electric); Wall-mounted cooling units
• Interior features: Updated/remodeled interior; Front porch and back porch; Dual-pane full windows; Great room living area; Kitchen open to family area with synthetic counters; Dining/family combo
• Laundry & utility: Inside laundry room with stacked washer and dryer (washer and dryer included); Electric dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Cap rate 31.0% 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: 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $398 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $57,500

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 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?
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: 3.48% ✓
• Cap rate: 30.99%
• Cash-on-cash: 88.19%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.8%
• Equity multiple: 5.10×
• Total profit: $66,074
• Equity at exit: $8,573

10-year hold

• IRR: 91.8%
• Equity multiple: 10.61×
• Total profit: $154,698
• Equity at exit: $4,972

Cash invested: $16,100 (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 95602

• Active inventory: 189
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,183

Break-even live

Break-even rent $503

Max offer price $57,500

Occupancy floor 36%

Sensitivity live

Price	-10% $1,223	-5% $1,203	+0% $1,183	+5% $1,163	+10% $1,144
Rent	-10% $1,025	-5% $1,104	+0% $1,183	+5% $1,262	+10% $1,341
Rate	-1.0pp $1,212	-0.5pp $1,198	base $1,183	+0.5pp $1,168	+1.0pp $1,153

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11325 Quartz Dr Auburn, CA	1.0–2.0	1.0	775	$2,069	$2.67	2d	10	0.53mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	4d	1	1.37mi

Listing history 14 events

1. 2026-06-21
   days on market $57,500 Active 5 DOM
2. 2026-06-19
   listing id $57,500 Active 2 DOM
3. 2026-06-18
   days on market $57,500 Active 2 DOM
4. 2026-06-17
   days on marketlisting id $57,500 Active 1 DOM
5. 2026-06-15
   pricedays on market $57,500 Active 15 DOM
6. 2026-06-13
   days on market $62,500 Active 13 DOM
7. 2026-06-13
   days on market $62,500 Active 12 DOM
8. 2026-06-09
   days on market $62,500 Active 9 DOM
9. 2026-06-08
   days on market $62,500 Active 8 DOM
10. 2026-06-07
    days on market $62,500 Active 7 DOM
11. 2026-06-03
    days on market $62,500 Active 3 DOM
12. 2026-06-02
    days on market $62,500 Active 2 DOM
13. 2026-06-01
    remarks 695-char remark
14. 2026-06-01
    listed $62,500 Active 1 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 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,009
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$1,673
• Taxable income: $14,124
• Est. tax owed @ 24.0%: −$3,390
• After-tax cash flow: $10,809/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 mobile home is in good condition with recent renovations, including a remodeled kitchen and bathroom. It offers a good balance of curb appeal and interior updates, making it a solid investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — A well-maintained garden can increase both resale and rental value
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers
• Resale Upgrading bathroom fixtures — Upgraded fixtures can make the bathroom more appealing to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained garden can increase both resale and rental value ↑
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Upgrading bathroom fixtures — Upgraded fixtures can make the bathroom more appealing to potential 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: 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): 19,701
• Household income: $97,466
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 521.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% German/W. Germanic 0%

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: ▼ -426.11%
• Current HPI: 257.0087
• Rent YoY: —
• 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