39737 Road 274 #63 · Bass Lake, CA 93604

$179,900

3 bd · 2.0 ba · 1,128 sqft · SingleFamily · 79 Days on market

Built 1984 435 sqft 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 +14.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the luxury of Bass Lake living without the high Bass Lake price tag! This home sits in one of the most desirable locations within the Sierra Springs Village 55+ community. Tucked away with no neighbors on either side or behind, it offers the kind of privacy you crave, along with a spacious backyard perfect for relaxing or entertaining without interruption. There's also an extended driveway plus additional parking space behind the gate.And it gets even better! This well cared for 3-bedroom, 2-bath home features a BRAND-NEW ROOF, updated wood-look plank flooring, and sleek Quartz Counters. The Master is separated from the guest bedrooms and includes an ensuite with a large soaking tub. All of this is just minutes from Bass Lake and within easy reach of Yosemite, making it an ideal spot to enjoy peaceful mountain living.

Key facts

• Quartz counters
• Spacious backyard
• Brand-new roof

Tags

• SPACIOUS BACKYARD
• EXTENDED DRIVEWAY
• ADDITIONAL PARKING SPACE
• BRAND-NEW ROOF
• QUARTZ COUNTERS
• ENSUITE WITH LARGE SOAKING TUB

Property features AI

Finance

• Other: Double body type (multi-unit context); Parcel number on file
• HOA & community: Located in a senior community; Park name: Sierra Springs Village; Community is mountainous; Manager approval required; Pets allowed with size limit

Exterior

• Parking: Gated parking; Driveway (asphalt); RV access/parking and RV potential; 4 uncovered parking spaces (total 4 spaces)
• Utilities: Public sewer; Public/district water; Electricity connected
• Home design: Single-story (one level); Raised foundation; Front-facing entry
• Construction: Raised foundation
• Exterior features: Covered porch and front porch; Rear porch; Wood deck; Covered patio; Secluded lot; Up slope from street; One shed on property; Mobile home remains on site

Interior

• Kitchen: Gas range; Dishwasher; Quartz counters
• Bedrooms: One-level home
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms; Soaking tub; Shower in tub; Bathtub; Closet in bathroom; Exhaust fan(s)
• Heating & cooling: Central furnace heating; Central cooling (air conditioning)
• Interior features: Open floor plan; Quartz counters; Double pane windows; Front entry
• Laundry & utility: In-unit laundry (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (9.6% below list).
• Recommended offer: $163k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 0.5% in Bass Lake — 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 53/100 on livability (#975 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A-, housing B; Watch: schools C-, amenities F, commute F.
• Market conditions: 52 active listings in the ZIP; 1,346 units permitted in Madera County in 2024 (8 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.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $77k; list at $180k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,644 (9.6% 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 79 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $615,888
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39168 Hill	0.47mi	2/1.0 (-1)	1,170 (+4%)	2mo	$639,000	$546	61
39315 Spur	0.35mi	2/2.0 (-1)	1,210 (+7%)	11mo	$575,000	$475	58
39181 Quail	0.45mi	2/1.5 (-1)	1,185 (+5%)	9mo	$667,000	$563	56
54661 Blue Gill	0.33mi	2/2.0 (-1)	1,209 (+7%)	14mo	$625,000	$517	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-30,754
• Equity at exit: $26,824

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-28,659
• 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 93604

• Home prices YoY: -9.9%
• Active inventory: 52
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-26

Break-even live

Break-even rent $1,660

Max offer price $176,110

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $36	+0% $-26	+5% $-88	+10% $-151
Rent	-10% $-155	-5% $-90	+0% $-26	+5% $38	+10% $102
Rate	-1.0pp $64	-0.5pp $20	base $-26	+0.5pp $-73	+1.0pp $-120

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 50 events

1. 2026-06-21
   days on market $179,900 Active 79 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   days on market $179,900 Active 77 DOM
4. 2026-06-18
   days on market $179,900 Active 76 DOM
5. 2026-06-17
   days on market $179,900 Active 75 DOM
6. 2026-06-16
   days on market $179,900 Active 74 DOM
7. 2026-06-15
   days on market $179,900 Active 73 DOM
8. 2026-06-14
   days on market $179,900 Active 71 DOM
9. 2026-06-12
   days on market $179,900 Active 70 DOM
10. 2026-06-09
    days on market $179,900 Active 67 DOM
11. 2026-06-08
    days on market $179,900 Active 66 DOM
12. 2026-06-07
    days on market $179,900 Active 65 DOM
13. 2026-06-07
    days on market $179,900 Active 64 DOM
14. 2026-06-04
    days on market $179,900 Active 61 DOM
15. 2026-06-03
    price $179,900 Active 60 DOM
16. 2026-06-02
    days on market $182,999 Active 60 DOM
17. 2026-06-01
    days on market $182,999 Active 59 DOM
18. 2026-05-31
    days on market $182,999 Active 58 DOM
19. 2026-05-31
    days on market $182,999 Active 57 DOM
20. 2026-05-13
    price $182,999

    Show marketing remark (836 chars)

    Enjoy the luxury of Bass Lake living without the high Bass Lake price tag! This home sits in one of the most desirable locations within the Sierra Springs Village 55+ community. Tucked away with no neighbors on either side or behind, it offers the kind of privacy you crave, along with a spacious backyard perfect for relaxing or entertaining without interruption. There's also an extended driveway plus additional parking space behind the gate.And it gets even better! This well cared for 3-bedroom, 2-bath home features a BRAND-NEW ROOF, updated wood-look plank flooring, and sleek Quartz Counters. The Master is separated from the guest bedrooms and includes an ensuite with a large soaking tub. All of this is just minutes from Bass Lake and within easy reach of Yosemite, making it an ideal spot to enjoy peaceful mountain living.

21. 2026-05-13
    price $182,999 836-char remark

    Show marketing remark (836 chars)

    Enjoy the luxury of Bass Lake living without the high Bass Lake price tag! This home sits in one of the most desirable locations within the Sierra Springs Village 55+ community. Tucked away with no neighbors on either side or behind, it offers the kind of privacy you crave, along with a spacious backyard perfect for relaxing or entertaining without interruption. There's also an extended driveway plus additional parking space behind the gate.And it gets even better! This well cared for 3-bedroom, 2-bath home features a BRAND-NEW ROOF, updated wood-look plank flooring, and sleek Quartz Counters. The Master is separated from the guest bedrooms and includes an ensuite with a large soaking tub. All of this is just minutes from Bass Lake and within easy reach of Yosemite, making it an ideal spot to enjoy peaceful mountain living.

22. 2026-04-03
    listed $187,500 Active

    Show marketing remark (836 chars)

    Enjoy the luxury of Bass Lake living without the high Bass Lake price tag! This home sits in one of the most desirable locations within the Sierra Springs Village 55+ community. Tucked away with no neighbors on either side or behind, it offers the kind of privacy you crave, along with a spacious backyard perfect for relaxing or entertaining without interruption. There's also an extended driveway plus additional parking space behind the gate.And it gets even better! This well cared for 3-bedroom, 2-bath home features a BRAND-NEW ROOF, updated wood-look plank flooring, and sleek Quartz Counters. The Master is separated from the guest bedrooms and includes an ensuite with a large soaking tub. All of this is just minutes from Bass Lake and within easy reach of Yosemite, making it an ideal spot to enjoy peaceful mountain living.

23. 2026-04-03
    listed $187,500 Active 836-char remark

    Show marketing remark (836 chars)

    Enjoy the luxury of Bass Lake living without the high Bass Lake price tag! This home sits in one of the most desirable locations within the Sierra Springs Village 55+ community. Tucked away with no neighbors on either side or behind, it offers the kind of privacy you crave, along with a spacious backyard perfect for relaxing or entertaining without interruption. There's also an extended driveway plus additional parking space behind the gate.And it gets even better! This well cared for 3-bedroom, 2-bath home features a BRAND-NEW ROOF, updated wood-look plank flooring, and sleek Quartz Counters. The Master is separated from the guest bedrooms and includes an ensuite with a large soaking tub. All of this is just minutes from Bass Lake and within easy reach of Yosemite, making it an ideal spot to enjoy peaceful mountain living.

24. 2025-12-31
    historical
25. 2025-11-12
    price $179,900
26. 2025-11-12
    price $179,900
27. 2025-09-29
    price $184,950
28. 2025-09-29
    price $184,950
29. 2025-09-02
    price $189,000
30. 2025-09-02
    price $189,000
31. 2025-08-18
    price $194,900
32. 2025-08-18
    price $194,900
33. 2025-06-09
    price $199,000
34. 2025-06-09
    price $199,000
35. 2025-05-09
    price $215,000
36. 2025-05-09
    price $215,000
37. 2025-02-10
    listed $225,000 Active
38. 2019-08-27
    price $77,000
39. 2019-08-26
    soldstatus $77,000 Sold
40. 2019-08-26
    soldstatus $77,000 Closed Sale
41. 2019-07-22
    historical Active Under Contract
42. 2019-07-22
    status Backup
43. 2019-07-18
    price $89,500
44. 2019-05-22
    listed $89,500 Active
45. 2019-05-22
    listed $89,500 Active
46. 2016-08-19
    soldstatus $45,000 Closed Sale
47. 2016-07-25
    status Pending Sale
48. 2016-06-21
    historical Active Under Contract
49. 2016-04-14
    status Active
50. 2016-04-14
    historical Active Under Contract

ⓘ 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 10/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 53 unhealthy d/yr today · 63 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,517
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$1,714
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,233
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $484/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)

No district data.

Livability — Bass Lake

• Score: 53/100
• State rank: #975
• US rank: #24579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bass Lake, CA
• Population (ZIP): 518

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 10% Italian 4% Russian 2%
• Foreign-born: 5%
• Languages at home: 85% English-only · Arabic 15%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.83%
• Current HPI: 235.389
• 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

+144.0% since first listed

39 events — show timeline

• 2026-05-13 Price Changed $182,999 CRMLS
• 2026-05-13 Price Changed $182,999 FRESNOMLS
• 2026-04-03 Listed $187,500 FRESNOMLS
• 2026-04-03 Listed $187,500 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-11-12 Price Changed $179,900 CRMLS
• 2025-11-12 Price Changed $179,900 FRESNOMLS
• 2025-09-29 Price Changed $184,950 CRMLS
• 2025-09-29 Price Changed $184,950 FRESNOMLS
• 2025-09-02 Price Changed $189,000 CRMLS
• 2025-09-02 Price Changed $189,000 FRESNOMLS
• 2025-08-18 Price Changed $194,900 CRMLS
• 2025-08-18 Price Changed $194,900 FRESNOMLS
• 2025-06-09 Price Changed $199,000 CRMLS
• 2025-06-09 Price Changed $199,000 FRESNOMLS
• 2025-05-09 Price Changed $215,000 CRMLS
• 2025-05-09 Price Changed $215,000 FRESNOMLS
• 2025-02-10 Listed $225,000 CRMLS
• 2019-08-27 Price Changed $77,000 FRESNOMLS
• 2019-08-26 Sold (MLS) $77,000 CRMLS
• 2019-08-26 Sold (MLS) $77,000 FRESNOMLS
• 2019-07-22 Contingent — CRMLS
• 2019-07-22 Pending — FRESNOMLS
• 2019-07-18 Price Changed $89,500 FRESNOMLS
• 2019-05-22 Listed $89,500 CRMLS
• 2019-05-22 Listed $89,500 FRESNOMLS
• 2016-08-19 Sold (MLS) $45,000 CRMLS
• 2016-07-25 Pending — CRMLS
• 2016-06-21 Contingent — CRMLS
• 2016-04-14 Relisted — CRMLS
• 2016-04-14 Contingent — CRMLS
• 2016-03-18 Price Changed $45,000 CRMLS
• 2015-11-19 Relisted — CRMLS
• 2015-11-17 Listing Removed — CRMLS
• 2015-09-21 Price Changed $69,000 FRESNOMLS
• 2015-09-19 Price Changed $69,000 CRMLS
• 2015-07-29 Relisted — CRMLS
• 2015-07-20 Pending — CRMLS
• 2015-04-02 Listed $75,000 CRMLS

Property tax history

-9.3%/yr

Latest (2017): $275 · -25.1% YoY. Source: county tax records.