1400 W Marlette St #18 · Ione, CA 95640

$160,000

3 bd · 2.0 ba · 2,400 sqft · Manufactured public records · 23 Days on market

Built 2004 4,356 sqft lot Est $259k · 38% 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
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Castle Park Mobile Home Park, this well-maintained home offers a beautiful backyard complete with rose garden, raised beds, and a storage shed. The interior features luxury vinyl plank flooring in the main living area The spacious primary bathroom includes a soaking tub, a large walk-in shower, and dual vanities. A great opportunity to enjoy comfortable, low-maintenance living in a centrally located Ione community. This is a family community and all ages are welcome! Space rent is $887 a month and includes sewer and use of the clubhouse, pool and basketball courts.

Key facts

• Rose garden
• Raised beds
• Soaking tub

Tags

• BEAUTIFUL BACKYARD
• ROSE GARDEN
• RAISED BEDS
• STORAGE SHED
• LUXURY VINYL PLANK FLOORING
• SOAKING TUB

Property features AI

Finance

• Other: Lot approximately 0.1 acre
• Financial info: No land lease
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer; 220 volts available in laundry
• Home design: Manufactured in park; Double wide; Built in 2004
• Construction: Shingle/composition roof; Wood skirting; Champion manufactured home
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Breakfast area; Ceramic counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Electric fireplace (1)
• Laundry & utility: Indoor laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

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 ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.3% in Ione — 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 62/100 on livability (#490 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, 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: 119 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.58%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $259,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 W Marlette St #1	0.00mi	3/2.0	2,400 (0%)	5mo	$217,000	$90	96
1400 W Marlette St #10	0.00mi	3/2.0	2,080 (-13%)	12mo	$225,000	$108	68

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $44,357
• Equity at exit: $23,857

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $128,993
• Equity at exit: $13,834

Cash invested: $44,800 (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 95640

• Active inventory: 119
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,617 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,104

Break-even live

Break-even rent $1,219

Max offer price $160,000

Occupancy floor 53%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Pelican Hill Ct Ione, CA	4.0	2.0	1877	$2,600	$1.39	44d	1	0.40mi
107 Ashworth Dr Ione, CA	3.0	2.0	1671	$2,495	$1.49	3d	1	0.46mi
664 Morning Glory Cir Ione, CA	4.0	2.5	2018	$2,975	$1.47	3d	1	1.38mi

Listing history 14 events

1. 2026-06-18
   days on market $160,000 Active 23 DOM
2. 2026-06-17
   days on market $160,000 Active 22 DOM
3. 2026-06-16
   days on market $160,000 Active 21 DOM
4. 2026-06-15
   days on market $160,000 Active 20 DOM
5. 2026-06-13
   days on market $160,000 Active 18 DOM
6. 2026-06-13
   days on market $160,000 Active 17 DOM
7. 2026-06-09
   days on market $160,000 Active 14 DOM
8. 2026-06-08
   days on market $160,000 Active 13 DOM
9. 2026-06-07
   days on market $160,000 Active 12 DOM
10. 2026-06-05
    days on market $160,000 Active 9 DOM
11. 2026-06-03
    days on market $160,000 Active 8 DOM
12. 2026-06-02
    days on market $160,000 Active 7 DOM
13. 2026-06-01
    days on market $160,000 Active 6 DOM
14. 2026-05-31
    days on market $160,000 Active 5 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $691 · $58/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$525/yr (+$44/mo · 75.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,407
• − Mortgage interest: −$8,962
• − Property taxes: −$691
• − Insurance: −$800
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$4,655
• Taxable income: $11,273
• Est. tax owed @ 24.0%: −$2,706
• After-tax cash flow: $10,546/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: 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 — Ione

• Score: 62/100
• State rank: #490
• US rank: #16616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ione, CA
• City population: 12,811
• Population (ZIP): 12,811

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 17% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Slovak 3% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Arabic 2%

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: ▼ -144.63%
• Current HPI: 169.9705
• 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

Property tax history

-0.9%/yr

Latest (2025): $691 · +3.0% YoY. Source: county tax records.