50 80|50 Private Residence Club A Canyon Blvd #a15-7 Unit A15-7 · Mammoth Lakes, CA 93546

$215,000

3 bd · 4.0 ba · 3,000 sqft · Condo · 5 Days on market

Built 2006 $2102/mo HOA · 50% of rent

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Why this score? — see what drove the D- 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).

• 1% rule +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

80|50 Private Residence Club is a high end fractional ownership property. Adjacent to The Village at Mammoth with a private sky bridge, it has a premium location for all seasons. Super large floorplans for the whole family and friends. Game room, movie theater, rooftop spa area, and elegant lobby for use by owners. Trading available through www. theEliteAlliance.com - use your Planned Weeks to travel to other high end luxury resorts around the world.

Key facts

• $2,102 HOA
• Garage
• Built 2006

Property features AI

Finance

• Other: Offered for sale
• HOA & community: Monthly association fee; Community clubhouse; Recreation facilities; Sauna; Spa/hot tub; Ski storage; Storage

Exterior

• Parking: Underground one-car garage
• Utilities: Propane; High-speed internet connected; Public water; Public sewer
• Home design: One-story property; Frame construction with wood siding; Composition roof; Located in North Village Specific Plan
• Construction: Frame construction; Wood siding; Composition roof
• Exterior features: Concrete driveway; Association spa/hot tub

Interior

• Kitchen: Gas oven and gas range; Microwave; Range hood; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Double-pane windows with window coverings; Furnished; Heated floor; Walk-in closet(s); Window treatments
• Laundry & utility: Washer and dryer in a laundry closet; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (18.0% below list).
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $176k (18.0% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 1.3% in Mammoth Lakes — 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 71/100 on livability (#213 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: schools D, crime D, cost of living F.
• Mammoth Unified (town): math 37% / reading 52% proficiency, ranked #549 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 252 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).
• At $4,203/mo this rent would consume 48% of the median local household income ($106k/yr) (locally 182% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Mono County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $165k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,250 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 4.3

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-50,540
• Equity at exit: $32,057

10-year hold

• IRR: -17.8%
• Equity multiple: -0.00×
• Total profit: $-60,466
• Equity at exit: $18,589

Cash invested: $60,200 (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 93546

• Active inventory: 252
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,203 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$2,102
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $-268

Break-even live

Break-even rent $4,542

Max offer price $176,250

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-194	+0% $-268	+5% $-342	+10% $-416
Rent	-10% $-600	-5% $-434	+0% $-268	+5% $-102	+10% $64
Rate	-1.0pp $-160	-0.5pp $-213	base $-268	+0.5pp $-324	+1.0pp $-380

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Canyon Blvd Mammoth Lakes, CA	4.0	3.0	2744	$15,000	$5.47	3d	1	0.41mi

HOA detail condo

• Monthly dues: $2,102 · $25,224/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $215,000 Active 5 DOM
2. 2026-06-17
   days on market $215,000 Active 4 DOM
3. 2026-06-16
   remarks 366-char remark
4. 2026-06-16
   listed $215,000 Active 3 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 6/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥79°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 53 unhealthy d/yr today · 56 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,431
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$4,034
• − Management: −$4,034
• − HOA: −$25,224
• − Depreciation: −$6,255
• Taxable loss: −$5,460
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $-1,903/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: Mammoth Unified
• NCES district ID: 0623530
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 52% ▲ 6.00%
• Median HH income: $61,602
• Composite: 41.54/100
• National rank: #7267
• State rank: #549 of 1400 in CA

Livability — Mammoth Lakes

• Score: 71/100
• State rank: #213
• US rank: #6710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Lakes, CA
• County: Mono County · 9,000 people
• City population: 9,000
• Metro: nan
• Population (ZIP): 9,000
• Household income: $105,577
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 182.0

Population outlook (Mono County) Hauer SSP2

• Today (2025): 13,077 people
• By 2030: 12,478 · -4.6%
• By 2040: 11,119 · -15.0%
• By 2050: 9,769 · -25.3%
• By 2075: 6,861 · -47.5%
• By 2100: 5,762 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 4% Iranian 3% Slovak 3%
• Foreign-born: 19% · Canada
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Mono

• 2024 margin: Strong D (+20.2) · D 58.1% · R 37.8% · Other 4.1%
• 2008→2024 swing: +7.0pp toward D · 2008: 13.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+22.3 2016: D+11.9 2012: D+7.6 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -338.42%
• Current HPI: 166.8869
• Rent YoY: —
• Metro: nan
• 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

+30.3% since first listed

3 events — show timeline

• 2026-06-13 Listed $215,000 MLBOR
• 2017-12-29 Sold (MLS) $165,000 MLBOR
• 2017-07-22 Listed $165,000 MLBOR