3765 Grass Valley Hwy #120 · North Auburn, CA 95602

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 54 Days on market

Built 1974 Est $166k · 25% 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 +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location!! This rare 3 bedroom, 2 bath home is located on a large corner lot near the front of the park and across from the community garden. Located in desirable Rock Creek Senior Mobile Home Park this home is looking for its new owner to sieze the opportunity to update and make this home their own. Open living, family room area, 2 bedrooms are on one side of the house while the primary bedroom and bath are on the other side with its own private deck area. Newer roof removes that off your check list! Side by side parking for convenience and 2 sheds for extra storage. Come see this home and bring your imagination!

Key facts

• Large corner lot
• Private deck area
• Extra storage

Tags

• LARGE CORNER LOT
• COMMUNITY GARDEN
• PRIVATE DECK AREA
• NEWER ROOF
• SIDE BY SIDE PARKING
• EXTRA STORAGE

Property features AI

Finance

• Other: Located in Placer County, CA; postal code 95602; cross street Dry Creek; directions available
• Financial info: Land lease: No (listed land lease amount data present but land lease marked No)
• HOA & community: No homeowners association

Exterior

• Parking: Detached parking
• Utilities: Individual gas meter; Master electric meter; Public water; Public sewer; Electric: Other
• Home design: Manufactured home in a park; Double wide; Made by Silvercrest; Located in a senior community; Address: 3765 Grass Valley Hwy #120, Auburn, CA 95602
• Construction: Built in 1974; Metal skirting; Composition roof
• Exterior features: Corner location; Close to clubhouse

Interior

• Kitchen: Gas cook top; Free‑standing gas oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room with unspecified 'Other' feature; Dining area open to kitchen / dining-living combo
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.6% in North Auburn — 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 (#519 in CA) — a middle-class / working-renter tenant base. Strengths: employment A-, housing A-; Watch: schools F, crime D-, amenities F.
• Placer Union High (suburban): math 39% / reading 72% proficiency, ranked #98 of 517 in CA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 186 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 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?
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: 1.62% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.27%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $165,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3765 Grass Valley Hwy #271	0.00mi	2/2.0 (-1)	1,440 (0%)	8mo	$149,000	$103	88
3765 Grass Valley Hwy #213	0.07mi	3/2.0	1,488 (+3%)	5mo	$132,000	$89	88
3765 Grass Valley Hwy #246	0.00mi	2/2.0 (-1)	1,488 (+3%)	6mo	$227,500	$153	85
3765 Grass Valley Hwy #203	0.06mi	2/2.0 (-1)	1,440 (0%)	11mo	$188,000	$131	83
3765 Grass Valley Hwy #238	0.06mi	2/2.0 (-1)	1,440 (0%)	11mo	$139,000	$97	83
3765 Grass Valley Hwy #225	0.20mi	3/2.0	1,440 (0%)	10mo	$135,000	$94	82
3765 Grass Valley Hwy #111	0.06mi	2/2.0 (-1)	1,536 (+7%)	2mo	$130,000	$85	80
3765 Grass Valley Hwy #77	0.00mi	2/2.0 (-1)	1,530 (+6%)	7mo	$176,000	$115	79
3765 Grass Valley Hwy #250	0.06mi	2/2.0 (-1)	1,344 (-7%)	3mo	$165,000	$123	78
3765 Grass Valley Hwy #227	0.06mi	2/2.0 (-1)	1,344 (-7%)	11mo	$165,000	$123	72
3765 Grass Valley Hwy #211	0.00mi	2/2.0 (-1)	1,248 (-13%)	5mo	$140,000	$112	69
3765 Grass Valley Hwy #232	0.20mi	2/2.0 (-1)	1,344 (-7%)	11mo	$160,000	$119	65

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $26,710
• Equity at exit: $18,638

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $83,818
• Equity at exit: $10,808

Cash invested: $35,000 (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 95602

• Active inventory: 186
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $737

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 59%

Sensitivity live

Price	-10% $823	-5% $780	+0% $737	+5% $694	+10% $651
Rent	-10% $577	-5% $657	+0% $737	+5% $817	+10% $897
Rate	-1.0pp $800	-0.5pp $769	base $737	+0.5pp $705	+1.0pp $672

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Galena Dr #3 Auburn, CA	2.0	1.5	991	$1,850	$1.87	2d	1	0.36mi
3681 Galena Dr #2 Auburn, CA	2.0	1.5	991	$1,800	$1.82	8d	1	0.39mi
3633 Park Dr #2 Auburn, CA	2.0	1.0	922	$1,699	$1.84	2d	1	0.42mi
11325 Quartz Dr Auburn, CA	1.0–2.0	1.0	775	$2,069	$2.67	2d	10	0.47mi
3585 Sapphire Dr #4 Auburn, CA	2.0	1.0	900	$1,375	$1.53	2d	1	0.49mi
11550 Garnet Way #2 Auburn, CA	2.0	1.5	966	$1,725	$1.79	8d	1	0.55mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 54 DOM
2. 2026-06-17
   days on market $125,000 Active 53 DOM
3. 2026-06-16
   days on market $125,000 Active 52 DOM
4. 2026-06-15
   days on market $125,000 Active 51 DOM
5. 2026-06-13
   days on market $125,000 Active 49 DOM
6. 2026-06-13
   days on market $125,000 Active 48 DOM
7. 2026-06-09
   days on market $125,000 Active 45 DOM
8. 2026-06-08
   days on market $125,000 Active 44 DOM
9. 2026-06-07
   days on market $125,000 Active 43 DOM
10. 2026-06-03
    days on market $125,000 Active 39 DOM
11. 2026-06-02
    days on market $125,000 Active 38 DOM
12. 2026-06-01
    days on market $125,000 Active 37 DOM
13. 2026-05-31
    days on market $125,000 Active 36 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 10/10 Extreme
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,315
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$3,636
• Taxable income: $7,287
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $7,094/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: Placer Union High
• NCES district ID: 0630750
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $69,119
• Composite: 49.04/100
• National rank: #2060
• State rank: #98 of 517 in CA

Livability — North Auburn

• Score: 61/100
• State rank: #519
• US rank: #17512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Auburn, CA
• County: Placer County · 390,510 people
• City population: 28,195
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 19,701
• Household income: $97,466
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 521.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% German/W. Germanic 0%

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: ▼ -426.11%
• Current HPI: 257.0087
• 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