65 Primrose Ln · Grass Valley, CA 95945

$90,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 149 Days on market

Built 1975 3,785 sqft lot Est $70k · 29% 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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to easy, low maintenance living in Sierra Pines Mobile Home Park, a friendly 55+ community just minutes from downtown Grass Valley. This beautifully renovated 2 bedroom, 1 bathroom home is move-in ready with a long list of upgrades that make day to day living feel simple and comfortable. Inside, you will find new laminate flooring, fresh interior paint, and a recently renovated kitchen featuring warm wood countertops and updated finishes that make the space feel inviting and functional. The bathroom has also been thoughtfully updated, highlighted by designer tile floors for a clean, modern look. A new roof and fresh exterior paint add peace of mind and great curb appeal. Step o

Key facts

• Covered deck
• Community pool
• Designer tile floors

Tags

• RENOVATED KITCHEN
• DESIGNER TILE FLOORS
• NEW ROOF
• COVERED DECK
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL

Property features AI

Finance

• Other: Lot located on Primrose Lane (address: 65 Primrose Ln, Grass Valley, CA 95945); Lot near Packard Dr. and Brighton St.; Lot size data available
• HOA & community: No homeowner association; Located in a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Covered parking; 2 parking spaces; Guest parking available
• Utilities: Public water; Public sewer; Natural gas connected; Cable available; Internet available; 220 volts in laundry
• Home design: Manufactured home in park (double wide); Updated/remodeled; Built in 1975
• Construction: Elastomeric roof; Metal skirting; Westbrook make
• Exterior features: Close to clubhouse; Covered deck

Interior

• Kitchen: Wood countertops
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with shower stall(s)
• Heating & cooling: Central heating; Fireplace heating; Ceiling fan(s) for cooling
• Interior features: One fireplace — free-standing with gas piped; Covered deck; Deck attached to the living room; Pets allowed (with number and size limits)
• Laundry & utility: Laundry inside the home; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.0% in Grass Valley — 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 74/100 on livability (#134 in CA, #4,710 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime F, cost of living F.
• Nevada Joint Union High (town): math 25% / reading 61% proficiency, ranked #201 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in Nevada County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nevada County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Crime grade is F 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: 1.91% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.09%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $69,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Juan Way	0.26mi	2/2.0	800 (0%)	0mo	$69,350	$87	83
22 Candy Ln	0.19mi	1/1.0 (-1)	735 (-8%)	22mo	$52,500	$71	54

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.11×
• Total profit: $27,951
• Equity at exit: $13,419

10-year hold

• IRR: 33.6%
• Equity multiple: 3.69×
• Total profit: $67,667
• Equity at exit: $7,782

Cash invested: $25,200 (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 95945

• Rents YoY: 0.4%
• Active inventory: 197
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $737

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 52%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 W Empire St Grass Valley, CA	1.0	1.0	850	$1,800	$2.12	24d	1	0.93mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $90,000 Pending 149 DOM
2. 2026-06-10
   days on market $90,000 Active 147 DOM
3. 2026-06-09
   days on market $90,000 Active 146 DOM
4. 2026-06-08
   days on market $90,000 Active 145 DOM
5. 2026-06-07
   days on market $90,000 Active 144 DOM
6. 2026-06-05
   days on market $90,000 Active 141 DOM
7. 2026-06-03
   days on market $90,000 Active 140 DOM
8. 2026-06-02
   days on market $90,000 Active 139 DOM
9. 2026-06-01
   days on market $90,000 Active 138 DOM
10. 2026-05-31
    days on market $90,000 Active 137 DOM
11. 2026-05-30
    days on market $90,000 Active 136 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 4/10 Moderate 5 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,640
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,618
• Taxable income: $7,878
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $6,951/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: Nevada Joint Union High
• NCES district ID: 0626880
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $57,336
• Composite: 37.53/100
• National rank: #4393
• State rank: #201 of 517 in CA

Livability — Grass Valley

• Score: 74/100
• State rank: #134
• US rank: #4710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grass Valley, CA
• County: Nevada County · 85,339 people
• City population: 48,022
• Metro: Truckee-Grass Valley, CA
• Population (ZIP): 27,470
• Household income: $65,989
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1624.0

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 98,490 people
• By 2030: 97,295 · -1.2%
• By 2040: 92,041 · -6.5%
• By 2050: 85,164 · -13.5%
• By 2075: 68,436 · -30.5%
• By 2100: 49,536 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · Nevada

• 2024 margin: D (+12.2) · D 54.4% · R 42.1% · Other 3.5%
• 2008→2024 swing: +6.9pp toward D · 2008: 5.3pp · 2024: 12.2pp
• All cycles: 2024: D+12.2 2020: D+14.8 2016: D+4.5 2012: R+4.7 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.74%
• Current HPI: 253.8946
• Rent YoY: ▲ 0.38%
• Metro: Truckee-Grass Valley, 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

-11.2%/yr

Latest (2021): $30 · -24.6% YoY. Source: county tax records.