450 Gladycon #3 · Colfax, CA 95713

$108,450

2 bd · 1.0 ba · 800 sqft · Manufactured · 67 Days on market

Built 1966 Good condition Est $97k · 12% 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 +9.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Darling Light and Bright Home in Desirable Shady Glen Estates (55+ Community) Welcome to this beautifully remodeled mobile home in the sought-after Shady Glen Senior Mobile Home Park of Colfax. This charming 2+ bedroom, 1-bath home offers a welcoming open layout with abundant natural light throughout. Enjoy the convenience of indoor laundry with a stackable washer and dryer included. Relax on the covered patio or sip your morning coffee on the inviting front deck. Shady Glen Estates provides fantastic amenities including a swimming pool, clubhouse, full kitchen, and fitness roomperfect for an active and social lifestyle. Located in a peaceful, well-kept neighborhood, this lovingly update

Key facts

• Front deck
• Clubhouse
• Swimming pool

Tags

• REMODELED MOBILE HOME
• INDOOR LAUNDRY
• COVERED PATIO
• FRONT DECK
• SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Located at 450 Gladycon #3, Colfax, CA 95713; Cross street: Hwy 174; Directions provided
• Financial info: Land lease: No (listed land lease amount present but property marked No)
• HOA & community: No association

Exterior

• Parking: Off-street parking; Attached covered parking; Guest parking available; No garage
• Utilities: Propane; Individual electric meter; Individual gas meter; Internet available; Public water; Public sewer
• Home design: Manufactured in park; Single wide; Updated/remodeled; Built in 1966; Located in a senior community
• Construction: Metal skirting; Manufacturer: FUQUA
• Exterior features: Backyard; Regular-shaped lot; Metal roof

Interior

• Kitchen: Free standing gas range; Dishwasher; Disposal; Pantry cabinet; Breakfast area / breakfast nook; Synthetic counters; Plumbed for ice maker
• Bedrooms: 2 bedrooms (includes master bedroom)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with shower stall
• Heating & cooling: Ductless cooling; Ductless heating; Wall furnace
• Interior features: Updated/remodeled interior; Covered patio and uncovered deck; Dual-pane full windows; Great room
• Laundry & utility: Stacked washer/dryer included; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.5% in Colfax — 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 71/100 on livability (#216 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Colfax Elementary (rural): math 24% / reading 33% proficiency, ranked #348 of 517 in CA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,535 units permitted in Placer County in 2024 (689 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $750 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Placer County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($102k) 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 $101,943 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $96,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Gladycon Rd #17	0.00mi	2/1.0	812 (+2%)	7mo	$114,000	$140	92
450 Gladycon Rd #20	0.01mi	2/1.0	837 (+5%)	12mo	$49,000	$59	82
450 Gladycon Rd #21	0.00mi	2/1.0	850 (+6%)	14mo	$52,500	$62	78
450 Gladycon Rd #14	0.00mi	1/1.0 (-1)	725 (-9%)	19mo	$88,000	$121	63

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $14,180
• Equity at exit: $16,170

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $53,302
• Equity at exit: $9,377

Cash invested: $30,366 (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 95713

• Active inventory: 105
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$569
• Tax est. 1.5%: −$136 /mo · $1,627/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $498

Break-even live

Break-even rent $949

Max offer price $108,450

Occupancy floor 63%

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: $27,112
• Closing costs: $3,254
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 W Oak St Unit 2 Colfax, CA	1.0	1.0	715	$1,425	$1.99	2d	1	1.35mi

Listing history 16 events

1. 2026-06-19
   days on market $108,450 Active 67 DOM
2. 2026-06-18
   days on market $108,450 Active 66 DOM
3. 2026-06-17
   days on market $108,450 Active 65 DOM
4. 2026-06-16
   days on market $108,450 Active 64 DOM
5. 2026-06-15
   days on market $108,450 Active 63 DOM
6. 2026-06-13
   days on market $108,450 Active 61 DOM
7. 2026-06-13
   days on market $108,450 Active 60 DOM
8. 2026-06-10
   days on market $108,450 Active 58 DOM
9. 2026-06-09
   pricedays on market $108,450 Active 57 DOM
10. 2026-06-08
    days on market $113,450 Active 56 DOM
11. 2026-06-07
    days on market $113,450 Active 55 DOM
12. 2026-06-05
    days on market $113,450 Active 52 DOM
13. 2026-06-03
    days on market $113,450 Active 51 DOM
14. 2026-06-02
    days on market $113,450 Active 50 DOM
15. 2026-06-01
    days on market $113,450 Active 49 DOM
16. 2026-05-31
    days on market $113,450 Active 48 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,952
• − Mortgage interest: −$6,075
• − Property taxes: −$1,627
• − Insurance: −$542
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,155
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,893/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 · 13 photos

Good 80/100 Cosmetic rehab

This charming mobile home in Shady Glen Estates 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 value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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: Colfax Elementary
• NCES district ID: 0609300
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $59,844
• Composite: 25.87/100
• National rank: #7345
• State rank: #348 of 517 in CA

Livability — Colfax

• Score: 71/100
• State rank: #216
• US rank: #6827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Placer County · 390,510 people
• City population: 9,448
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 9,448
• Household income: $87,839
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 209.0

Population outlook (Placer County) Hauer SSP2

• Today (2025): 422,709 people
• By 2030: 444,249 · +5.1%
• By 2040: 480,192 · +13.6%
• By 2050: 506,390 · +19.8%
• By 2075: 550,219 · +30.2%
• By 2100: 547,760 · +29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 5% Slovak 3% Portuguese 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

Political lean MEDSL · Placer

• 2024 margin: Lean R (+8.5) · D 44.3% · R 52.8% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -11.3pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.7 2016: R+11.3 2012: R+20.1 2008: R+11.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.00%
• Current HPI: 238.8248
• Rent YoY: —
• 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