2681 Cameron Park Dr #47 · Cameron Park, CA 95682

$120,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 483 Days on market

Built 1978 Est $147k · 19% 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

PRICE REDUCTION!! VERY NICE COMFORTABLE HOME, WITH A LARGE COVERED DECK, FOR YOUR PARTIES, OR JUST SITTING AND RELAXING. .LOW MAINTENANCE YARD, TREES, WITH A LOT OF PRIVACY, GREAT POPULAR OPEN FLOOR PLAN, OPEN KITCHEN, ELECTRIC COOK TOP, A MUST SEE ON YOUR LIST! EXTERIOR RECENTLY PAINTED, DRIVEWAY IS COVERED, WITH A SHED AT REAR OF DRIVEWAY FOR YOUR CONVENIENCE. VISITOR PARKING IS CLOSE TO THE HOME, THIS PARK HAS LOTS OF ACTIVITIES, WALKING TRAILS, A BEAUTIFUL POOL AND GROUNDS. REASONABLE SPACE RENTS. HOMES CAN ALSO BE RENTED. SELLER IS MOTIVATED!!!

Key facts

• Low maintenance yard
• Large covered deck
• Beautiful pool

Tags

• LARGE COVERED DECK
• LOW MAINTENANCE YARD
• TREES WITH A LOT OF PRIVACY
• DRIVEWAY COVERED WITH A SHED
• WALKING TRAILS
• BEAUTIFUL POOL

Property features AI

Finance

• Other: Part of a community with 170 units; Located at 2681 Cameron Park Dr #47, Cameron Park, CA 95682
• Financial info: Land lease (monthly) — $862
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking; Attached covered parking; Guest parking available; Carport
• Utilities: Individual electric meter; Internet available; Public water; Public sewer; 220 volts in kitchen
• Home design: Manufactured home (double wide) located in a park; Original condition; Built in 1978; Senior community
• Construction: Composition roof; Vinyl skirting; Shed(s) on property
• Exterior features: Patio awning and carport awning; Porch awning; Front landscaping and additional landscaping; Close to clubhouse; Regular lot shape

Interior

• Kitchen: Built-in electric oven; Double oven; Electric cooktop; Hood over range; Laminate counters; Pantry cabinet and pantry closet; Breakfast area; Freestanding refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with combinations of tub, tub with shower over, and shower stall
• Heating & cooling: Central heating (electric); Central cooling; Ceiling fans
• Interior features: Bay windows with window coverings; Covered porch and covered patio with porch steps and rails; Porch; Storage shed(s); Thermostat (energy efficient)
• Laundry & utility: In-unit laundry room with washer and dryer included; Electric hook-ups (220V in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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.
• Zoned schools: Rescue Elementary (math 72% / reading 67%, grade A-, #147 of 1,571 statewide, top 10%, 497 students, 21% FRL); Pleasant Grove Middle (math 49% / reading 64%, grade B, #71 of 498 statewide, top 14%, 476 students, 23% FRL); Ponderosa High (math 62% / reading 82%, grade B+, #92 of 1,170 statewide, top 8%, 1,648 students, 16% FRL).
• Market conditions: Rents rising (+2.9%/yr); 237 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $830 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 483 days — a 12% lower offer ($106k) 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 483 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 1978 — 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: 1.79% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $147,264
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2681 Cameron Park Dr #155	0.07mi	2/2.0	1,344 (+8%)	4mo	$320,000	$238	81
2681 Cameron Park Dr #106	0.07mi	2/2.0	1,200 (-4%)	16mo	$110,000	$92	77
2681 Cameron Park Dr #64	0.05mi	3/2.0 (+1)	1,352 (+8%)	9mo	$160,000	$118	71

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $35,579
• Equity at exit: $17,892

10-year hold

• IRR: 33.3%
• Equity multiple: 4.01×
• Total profit: $101,077
• Equity at exit: $10,375

Cash invested: $33,600 (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: 237
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $868

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 55%

Sensitivity live

Price	-10% $951	-5% $910	+0% $868	+5% $827	+10% $785
Rent	-10% $698	-5% $783	+0% $868	+5% $953	+10% $1,038
Rate	-1.0pp $929	-0.5pp $899	base $868	+0.5pp $837	+1.0pp $805

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: $30,000
• Closing costs: $3,600
• 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	0d	1	0.19mi
3397 Cimmarron Ct #4 Cameron Park, CA	2.0	1.5	912	$1,695	$1.86	0d	1	0.27mi
2545 Chesapeake Bay Cir Cameron Park, CA	3.0	2.5	1358	$2,700	$1.99	0d	1	0.27mi
3337 La Canada Dr Unit 3339 A Cameron Park, CA	2.0	1.5	875	$1,925	$2.20	9d	1	0.36mi
3261 La Canada Dr #1 Cameron Park, CA	2.0	1.5	900	$1,600	$1.78	16d	1	0.53mi
2640 Cambridge Rd Cameron Park, CA	2.0	2.0	966	$2,426	$2.51	0d	6	0.65mi
2361 Bass Lake Rd Apt 1221 Cameron Park, CA	2.0	2.0	877	$1,632	$1.86	0d	1	0.79mi
3104 Cambridge Rd Unit 4C Cameron Park, CA	2.0	2.0	1005	$2,000	$1.99	0d	1	1.19mi

Listing history 15 events

1. 2026-06-21
   days on market $120,000 Active 483 DOM
2. 2026-06-18
   days on market $120,000 Active 480 DOM
3. 2026-06-17
   days on market $120,000 Active 479 DOM
4. 2026-06-16
   days on market $120,000 Active 478 DOM
5. 2026-06-15
   days on market $120,000 Active 477 DOM
6. 2026-06-13
   days on market $120,000 Active 475 DOM
7. 2026-06-13
   days on market $120,000 Active 474 DOM
8. 2026-06-09
   days on market $120,000 Active 471 DOM
9. 2026-06-08
   days on market $120,000 Active 470 DOM
10. 2026-06-07
    days on market $120,000 Active 469 DOM
11. 2026-06-03
    days on market $120,000 Active 465 DOM
12. 2026-06-02
    days on market $120,000 Active 464 DOM
13. 2026-06-01
    days on market $120,000 Active 463 DOM
14. 2026-05-31
    days on market $120,000 Active 462 DOM
15. 2017-12-27
    price $86,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $25,784
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$3,491
• Taxable income: $9,046
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $8,247/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
• City population: 35,031
• 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

Price history

1 event — show timeline

• 2017-12-27 Price Changed $86,000 Fizber.com

Property tax history

-0.1%/yr

Latest (2023): $179 · -0.6% YoY. Source: county tax records.