125 Marigold Ave · North Auburn, CA 95603

$64,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 177 Days on market

Built 1968 4,356 sqft lot Est $78k · 18% 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 +4.9/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, low-maintenance living in the heart of Auburn's only family park. This truly adorable home is ideal for a retired couple or single resident seeking comfort, simplicity, and pride of ownership. Thoughtfully updated and impeccably maintained, the home features dual-pane windows, alder cabinetry, granite countertops, ceramic tile flooring, and a mosaic tile backsplash in the kitchen. Updates include new carpet, a Bosch dishwasher, newer water heater (2020) and a newer refrigerator (2022). LED lighting throughout, no aluminum wiring, and a park-wide upgrade to 100-amp service provide peace of mind. The exterior is designed for effortless upkeep. Two excellent storage sheds add

Key facts

• Bosch dishwasher
• Alder cabinetry
• Dual-pane windows

Tags

• DUAL-PANE WINDOWS
• ALDER CABINETRY
• GRANITE COUNTERTOPS
• CERAMIC TILE FLOORING
• MOSAIC TILE BACKSPLASH
• BOSCH DISHWASHER

Property features AI

Finance

• Financial info: Land lease: listed (see remarks) — amount referenced in source but financial details excluded per instructions
• HOA & community: Association present (non-mandatory); Association covers grounds maintenance; Association fee frequency: see remarks; Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 220 volts in kitchen
• Home design: Manufactured in park (single wide); Built in 1968
• Construction: Metal roof; Delta manufactured home
• Exterior features: Storage shed(s); Landscaped front

Interior

• Kitchen: Hood over range; Dishwasher; Microwave; Slab countertops; Dining space in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; Low-flow shower(s); Tile bath surfaces
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Covered patio; Dual-pane full windows; Storage area
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 2.6% in North Auburn — 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 (#519 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-, housing A-; Watch: schools F, crime D-, amenities F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 205 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1968 — 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 F-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 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: 3.05% ✓
• Cap rate: 26.92%
• Cash-on-cash: 73.68%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $78,480
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12102 Hemlock Dr	0.41mi	2/1.0	720 (0%)	3mo	$83,000	$115	79
31 Larkspur Ave	0.16mi	2/1.0	688 (-4%)	14mo	$75,000	$109	73
1638 Alder Cir #1638	0.46mi	2/1.0	684 (-5%)	1mo	$48,000	$70	69
126 Marigold Ave	0.02mi	2/1.0	800 (+11%)	23mo	$72,000	$90	61
1605 Grass Valley Hwy #99	0.22mi	2/1.0	672 (-7%)	22mo	$77,000	$115	60
114 Marigold Way	0.02mi	1/1.0 (-1)	800 (+11%)	19mo	$45,000	$56	59
1516 Tulip Cir	0.47mi	2/2.0	800 (+11%)	13mo	$94,330	$118	45

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 · 2.34% rent growth · sell at horizon

5-year hold

• IRR: 72.7%
• Equity multiple: 4.26×
• Total profit: $58,452
• Equity at exit: $9,543

10-year hold

• IRR: 76.4%
• Equity multiple: 8.59×
• Total profit: $136,043
• Equity at exit: $5,534

Cash invested: $17,920 (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 95603

• Rents YoY: 2.3%
• Active inventory: 205
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,100

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,145	-5% $1,122	+0% $1,100	+5% $1,078	+10% $1,056
Rent	-10% $946	-5% $1,023	+0% $1,100	+5% $1,177	+10% $1,255
Rate	-1.0pp $1,133	-0.5pp $1,117	base $1,100	+0.5pp $1,084	+1.0pp $1,067

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Auburn Ravine Rd Auburn, CA	1.0	1.0	540	$1,901	$3.52	2d	4	1.01mi
11754 Jones St Unit 11754 Auburn, CA	1.0	1.0	700	$1,595	$2.28	4d	1	1.04mi

Listing history 14 events

1. 2026-06-21
   days on market $64,000 Active 177 DOM
2. 2026-06-18
   days on market $64,000 Active 174 DOM
3. 2026-06-17
   days on market $64,000 Active 173 DOM
4. 2026-06-16
   days on market $64,000 Active 172 DOM
5. 2026-06-15
   days on market $64,000 Active 171 DOM
6. 2026-06-13
   days on market $64,000 Active 169 DOM
7. 2026-06-13
   days on market $64,000 Active 168 DOM
8. 2026-06-09
   days on market $64,000 Active 165 DOM
9. 2026-06-08
   days on market $64,000 Active 164 DOM
10. 2026-06-07
    days on market $64,000 Active 163 DOM
11. 2026-06-03
    days on market $64,000 Active 159 DOM
12. 2026-06-02
    days on market $64,000 Active 158 DOM
13. 2026-06-01
    days on market $64,000 Active 157 DOM
14. 2026-05-31
    days on market $64,000 Active 156 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,432
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$1,862
• Taxable income: $12,956
• Est. tax owed @ 24.0%: −$3,110
• After-tax cash flow: $10,095/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — North Auburn

• Score: 61/100
• State rank: #519
• US rank: #17512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Auburn, CA
• County: Placer County · 390,510 people
• City population: 28,195
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 28,432
• Household income: $85,357
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1017.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -500.89%
• Current HPI: 251.4573
• Rent YoY: ▲ 2.34%
• 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