2850 Hidden Springs Cir · Placerville, CA 95667

$98,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 65 Days on market

Built 1974 Est $98k · at est.

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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 +7.6/15.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated double wide mobile home in a desirable El Dorado County park. This home features a spacious covered porch perfect for relaxing or entertaining, along with a bright, modern kitchen complete with updated cabinetry, countertops, and stainless steel appliances. Additional upgrades include central heat and air, dual-pane windows, a composition roof, and a Generac backup power system for added comfort and peace of mind. Clean, move-in ready interior with a functional layout and great natural light. A quality storage shed provides added convenience. An exceptional opportunity for affordable living with style and comfort. Buyer to verify park approval and financing options. Mobi

Key facts

• Covered porch
• Central heat and air
• Dual-pane windows

Tags

• COVERED PORCH
• MODERN KITCHEN
• UPDATED CABINETRY
• STAINLESS STEEL APPLIANCES
• CENTRAL HEAT AND AIR
• DUAL-PANE WINDOWS

Property features AI

Finance

• Financial info: Land lease (yes) — monthly amount $1,020
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached parking; Carport
• Utilities: Public water; Public sewer; Propane available; Cable available; Internet available; Electric with 220V in kitchen and laundry; Generator
• Home design: Manufactured home in park (double wide); Updated/remodeled; Built in 1974; Skirted with aluminum; Manufacturer: Taylor List, Make: Signature
• Construction: Composition roof; Aluminum skirting
• Exterior features: Patio awning; Carport awning; Covered patio; Storage area / shed(s); Regular lot shape with landscaped front; Greenbelt

Interior

• Kitchen: Synthetic countertops; Hood over range; Ice maker; Dishwasher; Microwave; Free-standing electric oven and range
• Bedrooms: 2 bedrooms (possible 3rd bedroom); Master bedroom approx. 13 x 12; Second bedroom approx. 10 x 11
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Propane heating; Central cooling; Ceiling fan(s)
• Interior features: Covered patio; Deck attached to living room; Dual-pane full windows; Patio awning and carport awning; Storage area / shed(s); Updated/remodeled interior
• Laundry & utility: Washer and dryer included; Laundry located inside (inside room); Electric dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 2.8% in Placerville — 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 (#553 in CA) — a middle-class / working-renter tenant base. Strengths: housing B+; Watch: schools D+, amenities D, crime F.
• Placerville Union Elementary (town): math 29% / reading 46% proficiency, ranked #248 of 517 in CA (top 48%) — 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; 1 comparable units currently listed for rent nearby; 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 $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.14% ✓
• Cap rate: 18.33%
• Cash-on-cash: 42.98%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $98,112
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2874 Hidden Springs Cir	0.14mi	2/2.0	1,400 (+4%)	1mo	$75,000	$54	86
2820 Hidden Spgs	0.15mi	2/2.0	1,344 (0%)	8mo	$102,000	$76	86
2860 Hidden Springs Cir	0.08mi	2/2.0	1,344 (0%)	19mo	$98,000	$73	81
2768 Hidden Springs Cir	0.16mi	2/2.0	1,440 (+7%)	1mo	$110,000	$76	80
2854 Hidden Springs Cir	0.05mi	2/2.0	1,464 (+9%)	8mo	$156,900	$107	76
2794 Hidden Springs Cir #15a	0.18mi	2/2.0	1,440 (+7%)	5mo	$80,000	$56	76
2923 Glenwood Ln	0.13mi	2/2.0	1,440 (+7%)	13mo	$89,000	$62	71
2846 Hidden Springs Cir	0.03mi	2/2.0	1,152 (-14%)	4mo	$70,000	$61	71
2799 Hidden Springs Cir	0.15mi	2/2.0	1,440 (+7%)	21mo	$105,000	$73	64
2786 Hidden Springs Cir	0.17mi	2/2.0	1,152 (-14%)	18mo	$43,875	$38	53

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: 45.4%
• Equity multiple: 3.11×
• Total profit: $57,859
• Equity at exit: $14,612

10-year hold

• IRR: 53.4%
• Equity multiple: 7.62×
• Total profit: $181,668
• Equity at exit: $8,473

Cash invested: $27,440 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $983

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 48%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 Traci Ct Placerville, CA	2.0	2.0	1195	$2,475	$2.07	12d	1	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $98,000 Active 65 DOM
2. 2026-06-17
   days on market $98,000 Active 64 DOM
3. 2026-06-16
   days on market $98,000 Active 63 DOM
4. 2026-06-15
   days on market $98,000 Active 62 DOM
5. 2026-06-13
   days on market $98,000 Active 60 DOM
6. 2026-06-09
   days on market $98,000 Active 56 DOM
7. 2026-06-08
   days on market $98,000 Active 55 DOM
8. 2026-06-08
   price $98,000 Active 54 DOM
9. 2026-06-07
   days on market $105,000 Active 54 DOM
10. 2026-06-05
    days on market $105,000 Active 51 DOM
11. 2026-06-03
    days on market $105,000 Active 50 DOM
12. 2026-06-02
    days on market $105,000 Active 49 DOM
13. 2026-06-01
    days on market $105,000 Active 48 DOM
14. 2026-05-31
    days on market $105,000 Active 47 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 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 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,218
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$2,851
• Taxable income: $10,882
• Est. tax owed @ 24.0%: −$2,612
• After-tax cash flow: $9,183/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: Placerville Union Elementary
• NCES district ID: 0630780
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $54,662
• Composite: 32.8/100
• National rank: #5626
• State rank: #248 of 517 in CA

Livability — Placerville

• Score: 61/100
• State rank: #553
• US rank: #18366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Placerville, CA
• County: El Dorado County · 144,198 people
• City population: 73,077
• 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