3550 China Garden Rd #9 · Diamond Springs, CA 95667

$70,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 187 Days on market

Built 1972

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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
• Rent growth +5.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this MOVE-IN ready 2-bedroom, 2 bath home in this adult (55+) community. Well maintained home with 1152 sq ft. Spacious living areas start with the carpeted, covered front deck, oversized living room and all the storage for the kitchen is great! Sale includes all appliances too. Primary suite offers its own nice sized bath with a walk-in shower and grab bars while the main bath offers a tub with handheld shower. A ramp alongside the driveway allows access to the laundry room leading into the kitchen. All covered too! There is a storage shed out back that stays, great for gardening tools. Come take a look at this great little home centrally located to activities.

Key facts

• 2 parking spots
• Built 1972
• Listed 186 days

Property features AI

Finance

• Other: Located at 3550 China Garden Rd #9, Placerville, CA 95667; Directions: Missouri Flat to China Garden, right into park, first left then right onto Hill Dr
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: 2 parking spaces; Guest parking available; No garage
• Utilities: Public water; Public sewer; Individual electric meter; Individual gas meter; Cable available; Internet available
• Home design: Manufactured home in park; Double wide; Original condition; Built in 1972
• Construction: Metal skirting; Manufacturer: Madison; Make: Jefferson; Other roof type
• Exterior features: Carport awning; Porch awning; Shed(s) on property; Close to clubhouse

Interior

• Kitchen: Built-in gas range; Free-standing refrigerator; Pantry closet; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central cooling
• Interior features: Accessible approach with ramp; Deck attached to living room; Porch with railings and porch steps; Carport awning and porch awning; Dual-pane partial windows; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry located inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 2.3% in Diamond Springs — 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 47/100 on livability (#1,239 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools D, crime D-, amenities F.
• Mother Lode Union Elementary (rural): math 36% / reading 41% proficiency, ranked #726 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $484 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1972 — 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 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?
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: 3.01% ✓
• Cap rate: 26.52%
• Cash-on-cash: 72.25%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 China Garden Rd #88	0.17mi	2/2.0	1,152 (0%)	6mo	$98,000	$85	87
3550 China Garden Rd #29	0.05mi	2/2.0	1,173 (+2%)	20mo	$175,000	$149	78
3550 China Garden Rd #71	0.02mi	2/2.0	1,200 (+4%)	17mo	$89,000	$74	78
3550 China Garden Rd Unit 79B	0.22mi	3/2.0 (+1)	1,155 (+0%)	9mo	$175,000	$152	77
3550 China Garden Rd #121	0.17mi	2/2.0	1,162 (+1%)	18mo	$80,000	$69	76
3550 China Garden Rd Unit 79A	0.17mi	2/2.0	1,087 (-6%)	10mo	$182,000	$167	74
3550 China Garden Rd #102	0.21mi	2/2.0	1,056 (-8%)	5mo	$115,000	$109	72
3550 China Garden Rd #70	0.02mi	2/2.0	1,296 (+12%)	10mo	$95,000	$73	70
3550 CHINA GARDEN Rd #100	0.17mi	2/2.0	1,056 (-8%)	15mo	$95,000	$90	66
3550 China Garden Rd #124	0.17mi	2/2.0	1,000 (-13%)	8mo	$175,000	$175	64
350 Pleasant Valley Rd #50	0.40mi	2/2.0	1,120 (-3%)	18mo	$140,000	$125	62
3550 China Garden Rd #131	0.10mi	2/2.0	1,305 (+13%)	19mo	$166,000	$127	58

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 77.6%
• Equity multiple: 4.83×
• Total profit: $74,981
• Equity at exit: $10,437

10-year hold

• IRR: 82.5%
• Equity multiple: 11.86×
• Total profit: $212,864
• Equity at exit: $6,052

Cash invested: $19,600 (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 95667

• Rents YoY: 12.5%
• Active inventory: 352
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,180

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,228	-5% $1,204	+0% $1,180	+5% $1,156	+10% $1,132
Rent	-10% $1,014	-5% $1,097	+0% $1,180	+5% $1,263	+10% $1,346
Rate	-1.0pp $1,215	-0.5pp $1,198	base $1,180	+0.5pp $1,162	+1.0pp $1,144

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 Racquet Way Diamond Springs, CA	2.0	2.0	968	$1,900	$1.96	2d	1	0.63mi
4012 Wimbledon Dr Diamond Springs, CA	3.0	2.5	1233	$2,250	$1.82	2d	1	0.71mi
3884 Rosey Way Placerville, CA	3.0	2.0	1100	$2,595	$2.36	20d	1	0.84mi

Listing history 14 events

1. 2026-06-21
   days on market $70,000 Active 187 DOM
2. 2026-06-18
   days on market $70,000 Active 184 DOM
3. 2026-06-17
   days on market $70,000 Active 183 DOM
4. 2026-06-16
   days on market $70,000 Active 182 DOM
5. 2026-06-15
   days on market $70,000 Active 181 DOM
6. 2026-06-13
   days on market $70,000 Active 179 DOM
7. 2026-06-13
   days on market $70,000 Active 178 DOM
8. 2026-06-09
   days on market $70,000 Active 175 DOM
9. 2026-06-08
   days on market $70,000 Active 174 DOM
10. 2026-06-07
    pricedays on market $70,000 Active 173 DOM
11. 2026-06-03
    days on market $85,000 Active 169 DOM
12. 2026-06-02
    days on market $85,000 Active 168 DOM
13. 2026-06-01
    days on market $85,000 Active 167 DOM
14. 2026-05-31
    days on market $85,000 Active 166 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 31 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,274
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$2,036
• Taxable income: $13,873
• Est. tax owed @ 24.0%: −$3,329
• After-tax cash flow: $10,832/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: Mother Lode Union Elementary
• NCES district ID: 0625980
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $59,429
• Composite: 36.63/100
• National rank: #9251
• State rank: #726 of 1400 in CA

Livability — Diamond Springs

• Score: 47/100
• State rank: #1239
• US rank: #26264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Diamond Springs, CA
• County: El Dorado County · 144,198 people
• City population: 6,362
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 36,830
• Household income: $89,938
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 1147.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -480.50%
• Current HPI: 262.6014
• Rent YoY: ▲ 12.48%
• 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