2681 Cameron Park Dr #132 · Cameron Park, CA 95682

$135,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 111 Days on market

Built 2001 $800/mo HOA · 40% of rent

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Why this score? — see what drove the D+ 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 +12.4/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cameron Park Mobile Home Estates, an age 55 and over community. This home rests on a cul de sac next to seasonal stream and walking trail. Built in 2001 with wood construction and modern amenities. Kitchen includes stainless steel farm sink, quartz counter tops, matching appliances, modern white cabinets with several pullout shelves. Living room features vaulted ceiling and beautiful laminate wood floors, open to dining area and sliding glass door to side yard. Spacious master bedroom with vaulted ceiling. Master bath with walk in shower. Second bedroom features closet/barn door and closet organizer and laminate floor. Bright and clean floor plan in a cozy setting. Covered front

Key facts

• Walking trail
• Cul de sac
• Matching appliances

Tags

• CUL DE SAC
• SEASONAL STREAM
• WALKING TRAIL
• STAINLESS STEEL FARM SINK
• QUARTZ COUNTER TOPS
• MATCHING APPLIANCES

Property features AI

Finance

• Other: Directions: From Hwy 50 exit to Cameron Park Dr, northbound to first park entrance. The second cul-de-sac on left (Birch) to end home on left #132.
• Financial info: Land lease amount listed ($800)
• HOA & community: Association mandatory (fees listed); Association amenities include clubhouse, putting green, guest parking, cable TV, public transit nearby, and pet restrictions; Association fee listed ($800) with frequency noted in remarks; Association fee includes maintenance of grounds, trash, and water; Property is on land lease (listed separately) with land lease amount noted

Exterior

• Parking: Attached covered parking
• Security: Guest parking available in community
• Utilities: Public water; Public sewer; Individual electric meter; Propane available; Cable available; Internet available; 220 volts in kitchen; 220 volts in laundry
• Home design: Manufactured home in park; Double-wide; Built in 2001; Located in a senior community; Address: 2681 Cameron Park Dr #132, Cameron Park, CA
• Construction: Champion manufactured home; Wood skirt
• Exterior features: Composition roof; Close to clubhouse; Located on a cul-de-sac; Shed(s) on property

Interior

• Kitchen: Free-standing refrigerator; Dishwasher; Disposal; Microwave; Plumbed for ice maker; Free-standing electric range
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Carpet; Laminate; Wood; Wood skirt (mobile home skirt material)
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Cathedral/vaulted living room ceiling; Stone kitchen counters; Uncovered patio and porch; Dual-pane windows with weather stripping and window coverings; Pets allowed with size limit; Utility room
• Laundry & utility: Washer and dryer included; Gas hook-up; Laundry inside (inside room/area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-21 ($-258/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (2.8% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 2.7% in Cameron Park — 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 55/100 on livability (#832 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing B+; Watch: crime D+, amenities F, commute F.
• Rescue Union Elementary (suburban): math 61% / reading 69% proficiency, ranked #56 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 236 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); 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.47% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-23,089
• Equity at exit: $20,129

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-21,244
• Equity at exit: $11,672

Cash invested: $37,800 (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 95682

• Rents YoY: 2.9%
• Active inventory: 236
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$708
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$56
• HOA: −$800
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-21

Break-even live

Break-even rent $2,016

Max offer price $131,203

Occupancy floor 96%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3397 Cimmarron Ct #4 Cameron Park, CA	2.0	1.5	912	$1,695	$1.86	1d	1	0.18mi
2701 La Crescenta Dr Cameron Park, CA	1.0	1.0	690	$1,749	$2.53	1d	1	0.22mi
3337 La Canada Dr Unit 3339 A Cameron Park, CA	2.0	1.5	875	$1,925	$2.20	7d	1	0.28mi
3261 La Canada Dr #1 Cameron Park, CA	2.0	1.5	900	$1,600	$1.78	14d	1	0.45mi
2640 Cambridge Rd Cameron Park, CA	2.0	2.0	966	$2,432	$2.52	1d	6	0.58mi
2361 Bass Lake Rd Apt 1221 Cameron Park, CA	2.0	2.0	877	$1,632	$1.86	1d	1	0.72mi
3104 Cambridge Rd Unit 4C Cameron Park, CA	2.0	2.0	1005	$2,000	$1.99	1d	1	1.12mi

HOA detail

• Monthly dues: $800 · $9,600/yr

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $344 · $29/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$682/yr (+$57/mo · 198.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,869
• − Mortgage interest: −$7,562
• − Property taxes: −$344
• − Insurance: −$675
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − HOA: −$9,600
• − Depreciation: −$3,927
• Taxable loss: −$2,058
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $236/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: Rescue Union Elementary
• NCES district ID: 0632310
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $98,351
• Composite: 59.82/100
• National rank: #895
• State rank: #56 of 517 in CA

Livability — Cameron Park

• Score: 55/100
• State rank: #832
• US rank: #23166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron Park, CA
• County: El Dorado County · 144,198 people
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 30,065
• Household income: $122,436
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 634.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Portuguese 3% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 1%

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: ▼ -417.68%
• Current HPI: 279.3817
• Rent YoY: ▲ 2.86%
• 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

+13.4%/yr

Latest (2023): $344 · -0.6% YoY. Source: county tax records.