18717 Mill Villa #246 · Jamestown, CA 95327

$128,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 8 Days on market

Built 1984 Est $95k · 35% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Mill Villa Mobile Home Park. A little piece of heaven close to town. Very nice home with 2 bedrooms and 2 full bathrooms, very well taken cared for. Nice size kitchen with lots of cabinets. The Master bedroom has a spacious walk in closet. The master bathroom is very roomy and offers a large soaking tub. Front porch is large and has amazing views.

Key facts

• Covered deck
• Spa
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• INDOOR LAUNDRY ROOM
• LANDSCAPED YARD
• COVERED DECK
• POOL
• SPA

Property features AI

Finance

• HOA & community: Located in Mill Villa Mobile Home Park; Community clubhouse; Community pool; Guest parking; Park is a senior community; Pets not allowed

Exterior

• Parking: Covered carport for 2 or more vehicles
• Utilities: Public water; Community pool; Electric metered; Gas metered
• Home design: Manufactured in park (mobile home), double wide; Entry includes rear porch and covered deck with porch steps
• Construction: Double wide mobile home
• Exterior features: Back yard; Garden and play area; Landscaped grounds; Railed areas; Shed(s)

Interior

• Kitchen: Laminate counters; Dishwasher; Disposal; Free-standing range / oven
• Bedrooms: 5 total rooms (includes dining area)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bathroom has tub, updated finishes, and a window
• Heating & cooling: Central heating (propane); Central air; Ceiling fans
• Interior features: Updated kitchen; Dining area
• Laundry & utility: Dedicated laundry room with cabinets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 10.9% vs local median 4.5% in Jamestown — 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 53/100 on livability (#980 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime B; Watch: housing C-, cost of living D, amenities F.
• Sonora Union High (town): math 21% / reading 59% proficiency, ranked #243 of 517 in CA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jamestown Elementary (math 17% / reading 27%, grade F, #1,179 of 1,571 statewide, top 78%, 350 students, 75% FRL); Sonora High (math 27% / reading 67%, grade D-, #389 of 1,170 statewide, top 35%, 919 students, 36% FRL).
• Market conditions: 75 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tuolumne 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $128k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $128,000

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: 1.23% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $94,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18717 Mill Villa #101 #101	0.00mi	2/2.0	1,040 (0%)	18mo	$144,000	$138	85
18717 Mill Villa Rd #421 #421	0.00mi	2/2.0	960 (-8%)	9mo	$60,000	$63	80
18717 Mill Villa Rd #156	0.00mi	2/2.0	1,135 (+9%)	6mo	$72,000	$63	80
18717 Mill Villa Rd #250	0.00mi	3/2.0 (+1)	944 (-9%)	3mo	$85,500	$91	77
18717 Mill Villa Rd #402 #402	0.00mi	3/2.0 (+1)	960 (-8%)	12mo	$89,000	$93	72
18725 Hwy 108 #71 #71	0.40mi	3/2.0 (+1)	1,152 (+11%)	22mo	$59,000	$51	40

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,836
• Equity at exit: $19,085

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $49,935
• Equity at exit: $11,067

Cash invested: $35,840 (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 95327

• Active inventory: 75
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $497

Break-even live

Break-even rent $950

Max offer price $128,000

Occupancy floor 64%

Sensitivity live

Price	-10% $569	-5% $533	+0% $497	+5% $460	+10% $424
Rent	-10% $372	-5% $434	+0% $497	+5% $559	+10% $621
Rate	-1.0pp $561	-0.5pp $529	base $497	+0.5pp $464	+1.0pp $430

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $128,000 Active 8 DOM
2. 2026-06-18
   days on market $128,000 Active 5 DOM
3. 2026-06-17
   days on market $128,000 Active 4 DOM
4. 2026-06-16
   days on market $128,000 Active 3 DOM
5. 2026-06-15
   days on market $128,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $128,000 Active 1 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: $313 · $26/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: +$659/yr (+$55/mo · 210.4%)

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

Taxation est. · year 1

• Rental income: $18,948
• − Mortgage interest: −$7,170
• − Property taxes: −$313
• − Insurance: −$640
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,724
• Taxable income: $4,069
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,984/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: Sonora Union High
• NCES district ID: 0637260
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $40,252
• Composite: 33.41/100
• National rank: #5470
• State rank: #243 of 517 in CA

Livability — Jamestown

• Score: 53/100
• State rank: #980
• US rank: #24642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, CA
• Population (ZIP): 8,799

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 24% Two or more races 13% Black 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.96%
• Current HPI: 100.2616
• 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

Price history

+132.9% since first listed

3 events — show timeline

• 2026-06-13 Listed $128,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-11-25 Sold (MLS) $47,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-07-19 Listed $54,950 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1.7%/yr

Latest (2025): $313 · -0.3% YoY. Source: county tax records.