20 Rollingwood Dr #154

Jackson, CA 95642

$124,500B+

2 bd · 2.0 ba · 3,163 sqft · Built 1988 · Manufactured · Active · 137 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,495/mo
• Mortgage (P&I): −$653
• Tax + insurance: −$93
• HOA: −$0
• Vac / Maint / Mgmt: −$524
• Net cashflow: $1,226/mo
• Annual: $14,706/yr
• Cap rate: 18.11%
• Cash-on-cash: 42.19%
• DSCR: 2.88
• 1% rule: 2.00%
• Cash to close: $34,860

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $124k.
• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• It's been on market 137 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Location reads 67/100 on livability (#313 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: crime D, amenities D-, commute F.
• Amador County Unified (town): math 23% / reading 37% proficiency, ranked #330 of 517 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Elementary (math 37% / reading 37%, grade F, #671 of 1,571 statewide, top 44%, 500 students, 53% FRL); Jackson Junior High (math 20% / reading 31%, grade F, #260 of 498 statewide, top 54%, 346 students, 47% FRL); Argonaut High (math 22% / reading 52%, grade F, #578 of 1,170 statewide, top 51%, 536 students, 42% FRL).
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Amador County in 2024 (0 in 5+ unit buildings).
• Amador County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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.
• Cap rate 18.1% vs local median 2.8% in Jackson — 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.

Questions for listing agent

• It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.