10312 Park · Coulterville, CA 95311

$179,000

3 bd · 3.0 ba · 1,101 sqft · SingleFamily public records · 32 Days on market

Built 1988 0.48 ac lot

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Livability +2.2/5.0

Listing remarks

Tucked into the Coulterville foothills, this property offers a quiet rural retreat with easy access to historic downtown, local outdoor recreation, and a straight shot toward Yosemite National Park. The parcel features three separate residential units, each a 2 bedroom / 1 bath, all currently occupied with the potential to be delivered vacant at close of escrow. Buyers are encouraged to perform their own due diligence and independent investigations to verify all property details Tucked into

Key facts

• Quiet rural retreat
• 0.48 acre lot
• Built 1988

Tags

• QUIET RURAL RETREAT
• LOCAL OUTDOOR RECREATION

Property features AI

Finance

• Other: Parcel number 0020400470; Directions: From Coulterville town center south on Hwy 49, turn on Park Lane
• Financial info: Property contains 3 total residential units; Building total area reported as 1,200; Three separate electric meters; One unit currently shows rent of $2,125 (unit-level data); total rent listed as $2,125 for that unit
• HOA & community: Rural community

Exterior

• Utilities: Public sewer; Other water source
• Home design: Single-story building; One building containing multiple units; No ADU
• Construction: Year built per assessor; One building
• Exterior features: No pool; Secluded lot

Interior

• Bedrooms: Total of 6 bedrooms (across units)
• Bathrooms: Total of 3 full bathrooms (across units)
• Interior features: Entry on level 1
• Laundry & utility: Laundry inside the building

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (25.8% below list).
• Recommended offer: $133k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 44/100 on livability (#1,335 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools C-, amenities F, commute F.
• Mariposa County Unified (rural): math 27% / reading 42% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 89 units permitted in Mariposa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Mariposa County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $145k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,731 (25.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $2,048
• Equity at exit: $68,043

10-year hold

• IRR: 5.0%
• Equity multiple: 1.67×
• Total profit: $33,553
• Equity at exit: $96,054

Cash invested: $50,120 (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 95311

• Home prices YoY: 1.2%
• Active inventory: 71
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-122

Break-even live

Break-even rent $1,482

Max offer price $157,372

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-72	+0% $-122	+5% $-173	+10% $-224
Rent	-10% $-227	-5% $-175	+0% $-122	+5% $-70	+10% $-18
Rate	-1.0pp $-32	-0.5pp $-77	base $-122	+0.5pp $-169	+1.0pp $-216

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $179,000 Active 32 DOM
2. 2026-06-18
   days on market $179,000 Active 31 DOM
3. 2026-06-17
   days on market $179,000 Active 30 DOM
4. 2026-06-16
   days on market $179,000 Active 29 DOM
5. 2026-06-15
   days on market $179,000 Active 28 DOM
6. 2026-06-14
   days on market $179,000 Active 26 DOM
7. 2026-06-13
   days on market $179,000 Active 25 DOM
8. 2026-06-10
   days on market $179,000 Active 23 DOM
9. 2026-06-09
   days on market $179,000 Active 22 DOM
10. 2026-06-08
    days on market $179,000 Active 21 DOM
11. 2026-06-07
    days on market $179,000 Active 20 DOM
12. 2026-06-05
    days on market $179,000 Active 17 DOM
13. 2026-06-03
    days on market $179,000 Active 16 DOM
14. 2026-06-02
    days on market $179,000 Active 15 DOM
15. 2026-06-01
    days on market $179,000 Active 14 DOM
16. 2026-05-31
    days on market $179,000 Active 13 DOM
17. 2026-05-30
    days on market $179,000 Active 12 DOM
18. 2026-05-18
    listed $179,000 Active
19. 2026-01-09
    historical
20. 2025-12-19
    status Active
21. 2025-12-12
    listed $250,000 Active
22. 2012-04-11
    soldstatus $145,000

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $1,893 · $158/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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,928
• − Mortgage interest: −$10,027
• − Property taxes: −$1,893
• − Insurance: −$895
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$5,207
• Taxable loss: −$4,642
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-355/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: Mariposa County Unified
• NCES district ID: 0623940
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $48,669
• Composite: 29.75/100
• National rank: #6438
• State rank: #282 of 517 in CA

Livability — Coulterville

• Score: 44/100
• State rank: #1335
• US rank: #26776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coulterville, CA
• Population (ZIP): 2,282

Population outlook (Mariposa County) Hauer SSP2

• Today (2025): 15,956 people
• By 2030: 15,078 · -5.5%
• By 2040: 13,413 · -15.9%
• By 2050: 12,232 · -23.3%
• By 2075: 11,143 · -30.2%
• By 2100: 10,187 · -36.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 25% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Russian 4% Lithuanian 2% Estonian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Mariposa

• 2024 margin: Strong R (+21.1) · D 38.1% · R 59.1% · Other 2.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -12.4pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+18.1 2016: R+23.2 2012: R+17.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 151.1386
• 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

+23.4% since first listed

5 events — show timeline

• 2026-05-18 Listed $179,000 CRMLS
• 2026-01-09 Listing Removed — CRMLS
• 2025-12-19 Relisted — CRMLS
• 2025-12-12 Listed $250,000 CRMLS
• 2012-04-11 Sold (Public Records) $145,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,893 · +2.6% YoY. Source: county tax records.