20 Rollingwood Dr #141 · Jackson, CA 95642

$74,900

2 bd · 2.0 ba · 3,163 sqft · Manufactured public records · 3 Days on market

Built 1985 4,356 sqft lot $24/sqft · 82% below area

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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
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Rollingwood Estates! This 2-bedroom, 2-bath home is ideally located just steps from the clubhouse and pool, offering the ultimate in easy living. Featuring a double carport and priced to sell, this property is the perfect opportunity to add your finishing touches and make it your own. Enjoy the convenience of community amenities in an excellent locationdon't miss this chance to own in Rollingwood! PEST work is getting completed this week.

Key facts

• Clubhouse and pool
• Community amenities
• Double carport

Tags

• CLUBHOUSE AND POOL
• DOUBLE CARPORT
• COMMUNITY AMENITIES
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Lot approximately 0.1 acre; Close to community clubhouse; Located at 20 Rollingwood Dr #141, Jackson, CA
• Financial info: Land lease: No (note: a land lease amount was listed separately)
• HOA & community: No homeowners association; Located in a senior community

Exterior

• Parking: Attached parking; Detached parking
• Utilities: Public water; Public sewer; 220 volts available in laundry
• Home design: Manufactured in park (double wide); Built in 1985
• Construction: Composition roof; Wood skirting
• Exterior features: Close to clubhouse; See remarks regarding lot; Porch

Interior

• Kitchen: Pantry cabinet; Kitchen island; Hood over range; Dishwasher; Double oven; Electric cook top
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Double sinks
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Accessible approach with ramp; Porch; Great room; Dining and living room combined
• Laundry & utility: Laundry hookups only inside a room; 220-volt outlet in laundry

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 $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 30.6% vs local median 2.8% in Jackson — 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 67/100 on livability (#313 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: crime D, amenities D-, commute F.
• Amador County Unified (town): math 23% / reading 37% proficiency, ranked #330 of 517 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Amador County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Amador County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $74,900

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. 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?
3. 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.
4. 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.
5. 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: 3.33% ✓
• Cap rate: 30.61%
• Cash-on-cash: 86.84%
• DSCR: 4.86
• GRM: 2.5

CMA / ARV

• ARV (median comp): $157,741
• List price: $74,900
• Delta: -52.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 87.3%
• Equity multiple: 5.03×
• Total profit: $84,519
• Equity at exit: $11,168

10-year hold

• IRR: 90.4%
• Equity multiple: 10.44×
• Total profit: $198,052
• Equity at exit: $6,476

Cash invested: $20,972 (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 95642

• Active inventory: 93
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,518

Break-even live

Break-even rent $574

Max offer price $74,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,560	-5% $1,539	+0% $1,518	+5% $1,496	+10% $1,475
Rent	-10% $1,321	-5% $1,419	+0% $1,518	+5% $1,616	+10% $1,715
Rate	-1.0pp $1,555	-0.5pp $1,537	base $1,518	+0.5pp $1,498	+1.0pp $1,478

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1355 Jackson Gate Rd Jackson, CA	3.0	3.0	2690	$2,495	$0.93	0d	1	0.67mi

Listing history 4 events

1. 2026-06-21
   days on market $74,900 Active 3 DOM
2. 2026-06-18
   remarks 453-char remark
3. 2026-06-18
   days on marketlisting id $74,900 Active 1 DOM
4. 2026-05-31
   days on market $74,900 Active 148 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: $353 · $29/mo
• Projected year-2 tax: $569 · $47/mo
• Expected delta: +$216/yr (+$18/mo · 61.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$4,196
• − Property taxes: −$353
• − Insurance: −$374
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$2,179
• Taxable income: $18,047
• Est. tax owed @ 24.0%: −$4,331
• After-tax cash flow: $13,880/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: Amador County Unified
• NCES district ID: 0602450
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $55,428
• Composite: 26.67/100
• National rank: #7163
• State rank: #330 of 517 in CA

Livability — Jackson

• Score: 67/100
• State rank: #313
• US rank: #10542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, CA
• City population: 7,350
• Population (ZIP): 7,350

Population outlook (Amador County) Hauer SSP2

• Today (2025): 35,295 people
• By 2030: 34,147 · -3.3%
• By 2040: 31,618 · -10.4%
• By 2050: 29,913 · -15.2%
• By 2075: 27,308 · -22.6%
• By 2100: 23,465 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 10% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Russian 4% Romanian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 88% English-only · Spanish 6% Tagalog/Filipino 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Amador

• 2024 margin: Strong R (+27.8) · D 34.7% · R 62.6% · Other 2.7%
• 2008→2024 swing: -13.2pp toward R · 2008: -14.6pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+24.4 2016: R+25.2 2012: R+19.0 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.51%
• Current HPI: 135.3393
• 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

Property tax history

+2.0%/yr

Latest (2025): $353 · +1.6% YoY. Source: county tax records.