22235 Forest Hill Rd #78 · Foresthill, CA 95631

$78,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 147 Days on market

Built 1972

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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
• Schools +4.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated mobile home, offering comfort, space, and style all in one. This move-in ready home features a spacious open floor plan with a large family roomperfect for relaxing or entertaining. The renovated kitchen includes modern finishes, ample cabinet space, and a sleek bar-top seating area that flows effortlessly into the living space, creating the ideal setting for gatherings. With fresh updates throughout, this home combines functionality with contemporary charm, making it an excellent opportunity for anyone looking for affordable, turn-key living. Don't miss your chance to see this updated gem. Schedule your showing today! * * A full price offer will also ga

Key facts

• 2 parking spots
• Built 1972
• Listed 147 days

Property features AI

Finance

• Other: Address cross street: Foresthill; Directions: Left on Foresthill Rd; Postal code: 95631; County: Placer; State: CA
• Financial info: Land lease: No
• HOA & community: No association; Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Cable available; Individual gas meter; Public sewer; Water from public district
• Home design: Manufactured in park; Double wide; Built in 1972; Located at 22235 Forest Hill Rd #78, Foresthill, CA 95631
• Construction: Lancer make; Aluminum skirting
• Exterior features: Other roof; Aluminum skirting; Lot described as other

Interior

• Kitchen: Free-standing gas range; Free-standing gas oven; Dishwasher; Laminate and synthetic counters
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Other heating; Other cooling
• Interior features: Dual-pane full windows; Great room living area; Dining area combined with family/kitchen
• Laundry & utility: Laundry located inside; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 1.7% in Foresthill — 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 39/100 on livability (#1,397 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: housing A+, crime A; Watch: schools D-, amenities F, commute 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: 100 active listings in the ZIP; 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 $539 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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 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: 1.99% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.70%
• DSCR: 2.68
• GRM: 4.2

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: 33.7%
• Equity multiple: 2.42×
• Total profit: $31,087
• Equity at exit: $11,630

10-year hold

• IRR: 40.6%
• Equity multiple: 4.82×
• Total profit: $83,440
• Equity at exit: $6,744

Cash invested: $21,840 (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 95631

• Active inventory: 100
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $686

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 51%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $78,000 Active 147 DOM
2. 2026-06-17
   days on market $78,000 Active 146 DOM
3. 2026-06-16
   days on market $78,000 Active 145 DOM
4. 2026-06-15
   days on market $78,000 Active 144 DOM
5. 2026-06-13
   days on market $78,000 Active 142 DOM
6. 2026-06-13
   days on market $78,000 Active 141 DOM
7. 2026-06-09
   days on market $78,000 Active 138 DOM
8. 2026-06-08
   days on market $78,000 Active 137 DOM
9. 2026-06-07
   days on market $78,000 Active 136 DOM
10. 2026-06-05
    days on market $78,000 Active 133 DOM
11. 2026-06-03
    days on market $78,000 Active 132 DOM
12. 2026-06-02
    days on market $78,000 Active 131 DOM
13. 2026-06-01
    days on market $78,000 Active 130 DOM
14. 2026-05-31
    days on market $78,000 Active 129 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 4/10 Moderate 4 d/yr ≥99°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,611
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,269
• Taxable income: $7,435
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,450/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 — Foresthill

• Score: 39/100
• State rank: #1397
• US rank: #27383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foresthill, CA
• Population (ZIP): 6,934

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 17% Two or more races 14% Native American 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Italian 7% Slovak 4% Portuguese 3%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -190.65%
• Current HPI: 235.5632
• 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