2945 Glenwood Ln · Placerville, CA 95667

$49,750

1 bd · 1.0 ba · 624 sqft · Manufactured · 768 Days on market

↓ 28% since listing

---

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 +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single-wide 1BR/1BA mobilehome for sale in the immaculate Hidden Springs Villa senior community! Facilities include a recreational hall, game room, pool and spa for residents to enjoy. Located in the City of Placerville with close access to Highway 50.

Key facts

• Recreational hall
• Pool and spa
• Game room

Tags

• RECREATIONAL HALL
• GAME ROOM
• POOL AND SPA

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs OK; number and size limits; upon approval); Community amenities managed by park

Exterior

• Parking: Carport with awning; Covered tandem carport for 2 or more vehicles; No garage
• Utilities: Central air; Wall furnace heating; Electric meter; Gas meter; Community water/sewer (typical for park)
• Home design: Manufactured in-park home; Single-wide mobile home; Model: Hillcrest; One-story
• Construction: 624 total living area (manufactured home)
• Exterior features: Community in-ground pool; Heated spa; Clubhouse; Fitness center; Pool and spa; Game room; Guest parking; Laundry in community; Cable TV available; Electric metered; Gas metered; Park interview required; Senior community

Interior

• Kitchen: Dishwasher; Double oven; Refrigerator; Disposal; Laminate counters
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom with tub
• Heating & cooling: Wall furnace heating; Central air conditioning
• Interior features: Washer/dryer stacked included; Laundry facility on main entry level; Main entry present; Carpet flooring
• Laundry & utility: Stacked washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 2.8% in Placerville — 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 61/100 on livability (#553 in CA) — a middle-class / working-renter tenant base. Strengths: housing B+; Watch: schools D+, amenities D, crime F.
• Placerville Union Elementary (town): math 29% / reading 46% proficiency, ranked #248 of 517 in CA (top 48%) — 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; 1 comparable units currently listed for rent nearby; 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 $344 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 768 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,780 (12.0% below list)

Questions for the listing agent

1. It's been on market 768 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 3.11% ✓
• Cap rate: 27.49%
• Cash-on-cash: 75.70%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 81.2%
• Equity multiple: 5.03×
• Total profit: $56,111
• Equity at exit: $7,418

10-year hold

• IRR: 85.9%
• Equity multiple: 12.36×
• Total profit: $158,250
• Equity at exit: $4,301

Cash invested: $13,930 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$261
• Tax est. 1.5%: −$62 /mo · $746/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $879

Break-even live

Break-even rent $435

Max offer price $49,750

Occupancy floor 38%

Sensitivity live

Price	-10% $913	-5% $896	+0% $879	+5% $862	+10% $844
Rent	-10% $757	-5% $818	+0% $879	+5% $940	+10% $1,001
Rate	-1.0pp $904	-0.5pp $891	base $879	+0.5pp $866	+1.0pp $853

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: $12,438
• Closing costs: $1,492
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2760 Coloma St Apt 3 Placerville, CA	2.0	1.0	725	$1,700	$2.34	2d	1	1.29mi

Listing history 18 events

1. 2026-06-21
   days on market $49,750 Active 768 DOM
2. 2026-06-18
   days on market $49,750 Active 765 DOM
3. 2026-06-17
   days on market $49,750 Active 764 DOM
4. 2026-06-16
   days on market $49,750 Active 763 DOM
5. 2026-06-15
   days on market $49,750 Active 762 DOM
6. 2026-06-13
   days on market $49,750 Active 760 DOM
7. 2026-06-09
   days on market $49,750 Active 756 DOM
8. 2026-06-08
   days on market $49,750 Active 755 DOM
9. 2026-06-07
   days on market $49,750 Active 754 DOM
10. 2026-06-05
    days on market $49,750 Active 751 DOM
11. 2026-06-03
    days on market $49,750 Active 750 DOM
12. 2026-06-02
    days on market $49,750 Active 749 DOM
13. 2026-06-01
    days on market $49,750 Active 748 DOM
14. 2026-05-31
    days on market $49,750 Active 747 DOM
15. 2025-08-26
    price $49,750
16. 2025-01-28
    price $55,000
17. 2024-10-05
    price $59,500
18. 2024-05-14
    listed $69,500 Active

ⓘ 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 ≥99°F today · 16 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: $18,571
• − Mortgage interest: −$2,787
• − Property taxes: −$746
• − Insurance: −$249
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$1,447
• Taxable income: $10,371
• Est. tax owed @ 24.0%: −$2,489
• After-tax cash flow: $8,056/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: Placerville Union Elementary
• NCES district ID: 0630780
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $54,662
• Composite: 32.8/100
• National rank: #5626
• State rank: #248 of 517 in CA

Livability — Placerville

• Score: 61/100
• State rank: #553
• US rank: #18366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Placerville, CA
• County: El Dorado County · 144,198 people
• City population: 36,830
• 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

Price history

-28.4% since first listed

4 events — show timeline

• 2025-08-26 Price Changed $49,750 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-28 Price Changed $55,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-10-05 Price Changed $59,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-14 Listed $69,500 bridgeMLS, Bay East AOR, or Contra Costa AOR