3020 New Town Rd #31 · Placerville, CA 95667

$75,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 23 Days on market

Built 1995 6.57 ac lot Est $117k · 36% under

---

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
• 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

Discover the allure of effortless living at 3020 New Town Rd. #31, Placerville, CA. This inviting mobile home is ready for you to move in and begin your next chapter, offering a unique blend of comfort and convenience in a desirable location. Step outside to a welcoming covered deck, an ideal extension of your living space. This thoughtful addition provides a pleasant spot for morning coffee, evening relaxation, or simply enjoying the fresh air in comfort and style. This is more than just a residence; it's an opportunity to embrace a vibrant lifestyle. Contact us today to schedule your private viewing and experience the charm of this exceptional property.

Key facts

• 6.57 acre lot
• Built 1995
• Listed 23 days

Property features AI

Finance

• Other: Located in Placerville, CA (3020 New Town Rd #31); Senior community: no
• HOA & community: No association; Land lease: yes — $995 (land lease amount)

Exterior

• Parking: Guest parking available; No garage
• Utilities: Propane; 220 volt outlet in kitchen; Public sewer; Water district
• Home design: Manufactured in park; Floating home; Single-story (manufactured unit); Facing direction: not specified; Year built: 1995; Original condition
• Construction: Shingle roof; Wood skirting; 1995 manufacturer: Fleetwood HM Inc.
• Exterior features: Patio awning; Porch; Shape: regular (see remarks)

Interior

• Kitchen: Gas cook top; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Porch; Window screens; Patio awning; Original condition
• Laundry & utility: Interior laundry area; Gas hookup for washer/dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: amenities D, crime F, commute 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.
• Zoned schools: Edwin Markham Middle (math 23% / reading 47%, grade F, #181 of 498 statewide, top 36%, 391 students, 64% FRL); El Dorado High (math 30% / reading 60%, grade D-, #425 of 1,170 statewide, top 37%, 1,224 students, 30% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+12.5%/yr); 352 active listings in the ZIP; 2 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 $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.26%
• DSCR: 3.37
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $116,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 Parkway Dr #12	0.14mi	2/1.0	800 (-5%)	2mo	$85,000	$106	80
3020 S Newtown Rd #33	0.02mi	3/2.0 (+1)	960 (+14%)	16mo	$140,000	$146	57
3020 Newtown Rd #30	0.10mi	3/2.0 (+1)	960 (+14%)	24mo	$133,000	$139	46

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: 56.6%
• Equity multiple: 3.69×
• Total profit: $56,408
• Equity at exit: $11,183

10-year hold

• IRR: 63.3%
• Equity multiple: 8.97×
• Total profit: $167,451
• Equity at exit: $6,485

Cash invested: $21,000 (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 95667

• Rents YoY: 12.5%
• Active inventory: 352
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $932

Break-even live

Break-even rent $565

Max offer price $75,000

Occupancy floor 42%

Sensitivity live

Price	-10% $974	-5% $953	+0% $932	+5% $911	+10% $890
Rent	-10% $794	-5% $863	+0% $932	+5% $1,001	+10% $1,070
Rate	-1.0pp $970	-0.5pp $951	base $932	+0.5pp $913	+1.0pp $893

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 Jacquier Rd Placerville, CA	3.0	1.0	864	$1,600	$1.85	21d	1	0.66mi
3000 Sippy Ln Unit A Placerville, CA	2.0	2.0	1000	$1,800	$1.80	0d	1	1.05mi

Listing history 14 events

1. 2026-06-21
   days on market $75,000 Active 23 DOM
2. 2026-06-18
   days on market $75,000 Active 20 DOM
3. 2026-06-17
   days on market $75,000 Active 19 DOM
4. 2026-06-16
   days on market $75,000 Active 18 DOM
5. 2026-06-15
   days on market $75,000 Active 17 DOM
6. 2026-06-13
   days on market $75,000 Active 15 DOM
7. 2026-06-09
   days on market $75,000 Active 11 DOM
8. 2026-06-08
   days on market $75,000 Active 10 DOM
9. 2026-06-07
   days on market $75,000 Active 9 DOM
10. 2026-06-05
    days on market $75,000 Active 6 DOM
11. 2026-06-03
    days on market $75,000 Active 5 DOM
12. 2026-06-02
    days on market $75,000 Active 4 DOM
13. 2026-06-01
    days on market $75,000 Active 3 DOM
14. 2026-05-31
    days on market $75,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $263 · $22/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$307/yr (+$26/mo · 116.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,939
• − Mortgage interest: −$4,201
• − Property taxes: −$263
• − Insurance: −$375
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$2,182
• Taxable income: $10,567
• Est. tax owed @ 24.0%: −$2,536
• After-tax cash flow: $8,648/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

• 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

Property tax history

-0.1%/yr

Latest (2023): $263 · -0.5% YoY. Source: county tax records.