2681 Cameron Park Dr #170 · Cameron Park, CA 95682

$124,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 195 Days on market

Built 1974 Est $189k · 34% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huge price adjustment!! Welcome to this beautifully updated and move-in ready manufactured home, offering modern style, great natural light and a layout designed for comfort. The split-bedroom floor plan places the primary suite on one side of the home, offering privacy and a quiet retreat, while the two additional bedrooms and guest bath sit on the opposite side perfect for family, guests or a home office. The spacious kitchen features granite counters, a large island, updated cabinetry and plenty of room for cooking and gathering. It opens to a bright and generous living area with a wood burning stove that creates a warm, inviting atmosphere. Newer laminate flooring runs through the main

Key facts

• Spacious kitchen
• Large island
• Updated bathrooms

Tags

• SPACIOUS KITCHEN
• GRANITE COUNTERS
• LARGE ISLAND
• NEWER LAMINATE FLOORING
• UPDATED BATHROOMS
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Financial info: Not a land lease (land lease: No); There is a listed land lease amount of $850
• HOA & community: No HOA/association

Exterior

• Parking: Attached covered parking; Guest parking available
• Utilities: Public water; Public sewer; 220 volts available in laundry
• Home design: Manufactured home in a park; Double-wide unit; Built in 1974; Updated/remodeled; Located in a senior community
• Construction: Fleetwood make; Metal skirting; Other roof type
• Exterior features: Fenced yard; Backyard and front yard; Corner lot with irregular shape; Carport awning; Storage area and shed(s)

Interior

• Kitchen: Dishwasher; Electric cook top; Kitchen island
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Bathrooms include tub with shower over and separate shower stall(s)
• Heating & cooling: Central heating; Fireplace and wood stove heat; Central cooling; Ceiling fans
• Interior features: Updated/remodeled interior; Covered patio and porch; Great room living area; Formal dining area; Island in the kitchen; One fireplace with a wood stove insert in the living room
• Laundry & utility: Laundry room inside the home; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 8 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 $864 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 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 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?
6. 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?
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: 1.89% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.52%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $188,640
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2681 Cameron Park Dr #91	0.12mi	2/2.0 (-1)	1,440 (0%)	6mo	$207,500	$144	85
2681 Cameron Park Dr #107	0.07mi	2/2.0 (-1)	1,440 (0%)	15mo	$285,000	$198	79
2681 Cameron Park Dr #17	0.02mi	2/2.0 (-1)	1,440 (0%)	19mo	$188,000	$131	79
2681 Cameron Park Dr #64	0.12mi	3/2.0	1,352 (-6%)	9mo	$160,000	$118	76
2681 Cameron Park Dr #5	0.13mi	2/2.0 (-1)	1,440 (0%)	15mo	$140,000	$97	76
2681 Cameron Park Dr #155	0.12mi	2/2.0 (-1)	1,344 (-7%)	4mo	$320,000	$238	75
2681 Cameron Park Dr #37	0.14mi	3/2.0	1,440 (0%)	23mo	$160,000	$111	74
2681 Cameron Park Dr #139	0.16mi	2/2.0 (-1)	1,440 (0%)	16mo	$185,000	$128	74
2681 Cameron Park Dr #21	0.12mi	2/2.0 (-1)	1,440 (0%)	22mo	$250,000	$174	72
2681 Cameron Park Dr #156	0.11mi	3/2.0	1,610 (+12%)	12mo	$270,000	$168	66
2681 Cameron Park Dr #117	0.09mi	2/2.0 (-1)	1,648 (+14%)	22mo	$205,000	$124	48

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 · 2.86% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.24×
• Total profit: $43,531
• Equity at exit: $18,623

10-year hold

• IRR: 37.0%
• Equity multiple: 4.41×
• Total profit: $119,187
• Equity at exit: $10,799

Cash invested: $34,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,006

Break-even live

Break-even rent $1,093

Max offer price $124,900

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 La Crescenta Dr Unit 02 Cameron Park, CA	2.0	1.5	1150	$1,950	$1.70	1d	1	0.23mi
3397 Cimmarron Ct #4 Cameron Park, CA	2.0	1.5	912	$1,695	$1.86	1d	1	0.25mi
2545 Chesapeake Bay Cir Cameron Park, CA	3.0	2.5	1358	$2,700	$1.99	1d	1	0.27mi
3337 La Canada Dr Unit 3339 A Cameron Park, CA	2.0	1.5	875	$1,925	$2.20	7d	1	0.34mi
3261 La Canada Dr #1 Cameron Park, CA	2.0	1.5	900	$1,600	$1.78	14d	1	0.52mi
2640 Cambridge Rd Cameron Park, CA	2.0	2.0	966	$2,432	$2.52	1d	6	0.68mi
2361 Bass Lake Rd Apt 1221 Cameron Park, CA	2.0	2.0	877	$1,632	$1.86	1d	1	0.83mi
3104 Cambridge Rd Unit 4C Cameron Park, CA	2.0	2.0	1005	$2,000	$1.99	1d	1	1.06mi

Listing history 12 events

1. 2026-06-17
   status $124,900 Pending 195 DOM
2. 2026-06-16
   days on market $124,900 Active 195 DOM
3. 2026-06-15
   days on market $124,900 Active 194 DOM
4. 2026-06-13
   days on market $124,900 Active 192 DOM
5. 2026-06-13
   days on market $124,900 Active 191 DOM
6. 2026-06-09
   days on market $124,900 Active 188 DOM
7. 2026-06-08
   days on market $124,900 Active 187 DOM
8. 2026-06-07
   days on market $124,900 Active 186 DOM
9. 2026-06-03
   days on market $124,900 Active 182 DOM
10. 2026-06-02
    days on market $124,900 Active 181 DOM
11. 2026-06-01
    days on market $124,900 Active 180 DOM
12. 2026-05-31
    days on market $124,900 Active 179 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 ≥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: $28,391
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$3,633
• Taxable income: $10,721
• Est. tax owed @ 24.0%: −$2,573
• After-tax cash flow: $9,498/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