5961 Chrysler Cir · Coloma, CA 95633

$179,900

3 bd · 2.5 ba · 1,620 sqft · Manufactured public records · 81 Days on market

Built 1991 4.22 ac lot $111/sqft · 40% below area Est $301k · 40% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• Schools +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and unlock the potential of this scenic 4.22 acre Garden Valley property with sweeping panoramic views and a peaceful rural setting. The existing home suffered fire damage in one bedroom and some additional damage throughout. The property presents an amazing opportunity for buyers looking to remodel and restore the home or start new and build their dream home. Property is served by public water and septic. Step outside into a garden area filled with established plantings and endless potential. The property has previously supported a thriving garden with 4 hops varities, artichokes, ground cherries, tomatillos, tomatoes, thornless raspberries, thornless blackberries, and no

Key facts

• Thriving garden
• Garden area
• Panoramic views

Tags

• PANORAMIC VIEWS
• RURAL SETTING
• GARDEN AREA
• ESTABLISHED PLANTINGS
• THRIVING GARDEN
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,003 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A-; Watch: schools D, amenities F, commute F.
• Black Oak Mine Unified (rural): math 25% / reading 40% proficiency, ranked #278 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $180k implies a 480% gain — meaningful room to come down on a strong offer.

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 $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (median comp): $301,000
• List price: $179,900
• Delta: -40.23%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-6,213
• Equity at exit: $26,824

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $24,121
• Equity at exit: $15,554

Cash invested: $50,372 (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 95633

• Home prices YoY: -5.1%
• Active inventory: 33
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $360

Break-even live

Break-even rent $1,508

Max offer price $179,900

Occupancy floor 77%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $179,900 Active 81 DOM
2. 2026-06-17
   days on market $179,900 Active 80 DOM
3. 2026-06-16
   days on market $179,900 Active 79 DOM
4. 2026-06-15
   days on market $179,900 Active 78 DOM
5. 2026-06-13
   days on market $179,900 Active 76 DOM
6. 2026-06-13
   days on market $179,900 Active 75 DOM
7. 2026-06-09
   days on market $179,900 Active 72 DOM
8. 2026-06-08
   days on market $179,900 Active 71 DOM
9. 2026-06-07
   days on market $179,900 Active 70 DOM
10. 2026-06-05
    days on market $179,900 Active 67 DOM
11. 2026-06-03
    days on market $179,900 Active 66 DOM
12. 2026-06-02
    days on market $179,900 Active 65 DOM
13. 2026-06-01
    days on market $179,900 Active 64 DOM
14. 2026-05-31
    days on market $179,900 Active 63 DOM
15. 1988-12-28
    soldstatus $31,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,567
• − Mortgage interest: −$10,077
• − Property taxes: −$2,075
• − Insurance: −$900
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$5,233
• Taxable income: $1,511
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $3,960/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: Black Oak Mine Unified
• NCES district ID: 0605240
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $68,195
• Composite: 29.96/100
• National rank: #6371
• State rank: #278 of 517 in CA

Livability — Coloma

• Score: 52/100
• State rank: #1003
• US rank: #24847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,653

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 7% · Vietnam
• Languages at home: 91% English-only · Russian/Polish/Slavic 5% Spanish 3% French/Haitian/Cajun 1%

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: ▼ -13.98%
• Current HPI: 258.0369
• 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

Price history

1 event — show timeline

• 1988-12-28 Sold (Public Records) $31,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,075 · +5.7% YoY. Source: county tax records.