20371 State Hwy 88 #10 · Pine Grove, CA 95665

$34,950

1 bd · 1.0 ba · 672 sqft · Manufactured · 21 Days on market

Built 1971 Good condition

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Forest Pines Mobile Home Community in Pine Grove! This well-maintained 1971 Sahara manufactured home offers an affordable opportunity to enjoy the beauty and tranquility of the Sierra foothills. Surrounded by mature trees and a peaceful natural setting, this home provides a comfortable retreat while remaining conveniently located near shopping, restaurants, medical facilities, and everyday services. Inside, you'll find a spacious and inviting floor plan featuring a large living area with abundant natural light. The updated kitchen offers stainless steel appliances, ample cabinetry, and generous counter space. Recent improvements throughout provide a clean, move-in ready feel. The

Key facts

• Updated finishes
• Updated kitchen
• Mature landscaping

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUILT-IN STORAGE
• UPDATED FINISHES
• PEACEFUL OUTDOOR SETTING
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Located in Forest Pines Mobile Home Community, Space 10; Address: 20371 State Hwy 88 #10, Pine Grove, CA 95665
• HOA & community: No homeowners association; Not a senior community; Land lease: No (listed land lease amount present)

Exterior

• Parking: Assigned parking
• Utilities: Individual gas meter; Electric: Other; Septic system; Public water
• Home design: Manufactured home in park; Single-wide; Built in 1971
• Construction: Metal skirting; Manufacturer/make: Sahara
• Exterior features: Metal roof; No notable lot features

Interior

• Kitchen: Free standing gas range; Free standing gas oven; Free standing refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom with tub/shower over
• Heating & cooling: Central heating; No cooling
• Interior features: Synthetic countertops; Dining area open to living space; Living room with unspecified 'Other' feature; Unfurnished; Pets allowed with limits on number and size
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.4% in Pine Grove — 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 60/100 on livability (#612 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, crime A-; Watch: schools D+, amenities F, 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.
• Market conditions: 49 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• 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 $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,425 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.19%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $14,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20371 State Highway 88 #28	0.00mi	2/1.0 (+1)	732 (+9%)	16mo	$16,000	$22	67

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.02×
• Total profit: $9,993
• Equity at exit: $5,211

10-year hold

• IRR: 32.6%
• Equity multiple: 3.96×
• Total profit: $29,004
• Equity at exit: $3,022

Cash invested: $9,786 (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 95665

• Active inventory: 49
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $245

Break-even live

Break-even rent $390

Max offer price $34,950

Occupancy floor 60%

Sensitivity live

Price	-10% $269	-5% $257	+0% $245	+5% $233	+10% $221
Rent	-10% $190	-5% $217	+0% $245	+5% $273	+10% $300
Rate	-1.0pp $263	-0.5pp $254	base $245	+0.5pp $236	+1.0pp $227

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: $8,738
• Closing costs: $1,048
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19881 California 88 Pine Grove, CA	—	1.0	700	$700	$1.00	44d	1	0.55mi

Listing history 14 events

1. 2026-06-18
   days on market $34,950 Active 21 DOM
2. 2026-06-17
   days on market $34,950 Active 20 DOM
3. 2026-06-16
   days on market $34,950 Active 19 DOM
4. 2026-06-15
   days on market $34,950 Active 18 DOM
5. 2026-06-13
   days on market $34,950 Active 16 DOM
6. 2026-06-13
   days on market $34,950 Active 15 DOM
7. 2026-06-09
   days on market $34,950 Active 12 DOM
8. 2026-06-08
   days on market $34,950 Active 11 DOM
9. 2026-06-07
   days on market $34,950 Active 10 DOM
10. 2026-06-05
    days on market $34,950 Active 7 DOM
11. 2026-06-03
    days on market $34,950 Active 6 DOM
12. 2026-06-02
    days on market $34,950 Active 5 DOM
13. 2026-06-01
    days on market $34,950 Active 4 DOM
14. 2026-05-31
    days on market $34,950 Active 3 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,400
• − Mortgage interest: −$1,958
• − Property taxes: −$524
• − Insurance: −$972
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,017
• Taxable income: $2,585
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $2,320/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 1971 Sahara manufactured home offers a comfortable retreat with a good condition and recent updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Amador County Unified
• NCES district ID: 0602450
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $55,428
• Composite: 26.67/100
• National rank: #7163
• State rank: #330 of 517 in CA

Livability — Pine Grove

• Score: 60/100
• State rank: #612
• US rank: #19489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Grove, CA
• City population: 4,903
• Population (ZIP): 4,903

Population outlook (Amador County) Hauer SSP2

• Today (2025): 35,295 people
• By 2030: 34,147 · -3.3%
• By 2040: 31,618 · -10.4%
• By 2050: 29,913 · -15.2%
• By 2075: 27,308 · -22.6%
• By 2100: 23,465 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 13% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Amador

• 2024 margin: Strong R (+27.8) · D 34.7% · R 62.6% · Other 2.7%
• 2008→2024 swing: -13.2pp toward R · 2008: -14.6pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+24.4 2016: R+25.2 2012: R+19.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.01%
• Current HPI: 138.6991
• Rent YoY: —
• Metro: —
• 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