8201 State Highway 49 · Plymouth, CA 95623

$48,000

2 bd · 1.0 ba · 3,234 sqft · Condo public records · 37 Days on market

Built 2004 Good condition ↓ 2% since listing

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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
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.4/10.0

Listing remarks

Modern Comfort and trusted quality, Skyline homes are consistently recognized as a trusted name in manufactured homes. Famous for its open-concept layout that feels much larger than your typical single wide. Energy efficeint windows and high quality insulation. Durabel construction and lots new: New tankless water heater/gas Washer/dryer New stove and vent New fridge Dishwasher Replaced windows Weathered by the county(new seals and air tight) New carpet and flooring New paint inside and out LED lights and new light fixtures New main room closet Built in shelving and storage Wheelchair access! Least expensive space rent anywhere at 550!! Stunning river right in front of your home!! Cool

Key facts

• New stove
• New washer dryer
• New fridge

Tags

• OPEN-CONCEPT LAYOUT
• ENERGY EFFICIENT WINDOWS
• NEW TANKLESS WATER HEATER
• NEW WASHER DRYER
• NEW STOVE
• NEW FRIDGE

Property features AI

Exterior

• Home design: Built in 2004
• Construction: Living area approximately 784 square feet
• Exterior features: Located in the El Dorado subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 0.2% in Plymouth — 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 (#546 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B; Watch: schools D+, amenities F, commute 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: 44 active listings in the ZIP; 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 $332 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 + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major 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 $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.20% ✓
• Cap rate: 28.30%
• Cash-on-cash: 78.58%
• DSCR: 4.50
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 66.8%
• Equity multiple: 4.01×
• Total profit: $40,401
• Equity at exit: $7,157

10-year hold

• IRR: 71.1%
• Equity multiple: 8.25×
• Total profit: $97,496
• Equity at exit: $4,150

Cash invested: $13,440 (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 95623

• Home prices YoY: -3.1%
• Active inventory: 44
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $755

Break-even live

Break-even rent $578

Max offer price $48,000

Occupancy floor 46%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $48,000 Active 37 DOM
2. 2026-06-17
   days on market $48,000 Active 36 DOM
3. 2026-06-16
   days on market $48,000 Active 35 DOM
4. 2026-06-15
   days on market $48,000 Active 34 DOM
5. 2026-06-13
   days on market $48,000 Active 32 DOM
6. 2026-06-13
   days on market $48,000 Active 31 DOM
7. 2026-06-09
   days on market $48,000 Active 28 DOM
8. 2026-06-08
   days on market $48,000 Active 27 DOM
9. 2026-06-07
   days on market $48,000 Active 26 DOM
10. 2026-06-03
    days on market $48,000 Active 22 DOM
11. 2026-06-02
    days on market $48,000 Active 21 DOM
12. 2026-06-01
    days on market $48,000 Active 20 DOM
13. 2026-05-31
    days on market $48,000 Active 19 DOM
14. 2026-05-13
    price $48,000
15. 2026-05-12
    listed $49,000 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 6/10 Major FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,407
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$1,396
• Taxable income: $8,914
• Est. tax owed @ 24.0%: −$2,139
• After-tax cash flow: $6,919/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This modern manufactured home is in good condition with recent updates, making it a great investment for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace or clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace or clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Plymouth

• Score: 61/100
• State rank: #546
• US rank: #18196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,725

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 14% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Russian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6% 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: ▼ -9.23%
• Current HPI: 292.7181
• 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

-2.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $48,000 FSBO.com
• 2026-05-12 Listed $49,000 FSBO.com

Property tax history

+3.0%/yr

Latest (2025): $12,494 · +1.9% YoY. Source: county tax records.