43555 Highway 41 #47 · Oakhurst, CA 93644

$175,000

3 bd · 2.0 ba · 1,566 sqft · SingleFamily · 92 Days on market

Built 2009

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• 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

Welcome to the lifestyle you've been waiting for!Situated on a premium corner lot inside the highly desirable GROVE's 55+ Manufactured Home Community, this beautifully maintained 3-bedroom, 2-bath home delivers the perfect blend of comfort, functionality, and serene mountain living.From the moment you step inside, you're greeted with an abundance of natural light pouring through picturesque windows, showcasing peaceful views and creating a warm, inviting atmosphere. The spacious living room features custom built-ins and a cozy fireplaceperfect for relaxing or entertaining.The open-concept kitchen is designed to impress, offering stainless steel appliances, quality cabinetry, ample counter space, and a convenient breakfast bar that seamlessly connects to the main living areasideal for hosting family and friends.Your private primary suite is thoughtfully positioned on the opposite side of the home for added privacy and features stunning views, a large ensuite with an oversized tiled shower, dual vanities, generous storage, and a walk-in closet.Throughout the home, you'll find vaulted ceilings, durable laminate and tile flooring in the main living spaces, and comfortable carpeting in the bedrooms. The laundry room is fully equipped with a washer, gas dryer, built-in sink, and extra storage space.Step outside and experience true tranquility. Enjoy your morning coffee or evening unwind on the covered porch and patio, surrounded by mature landscaping and beautiful mountain views. Sitting just above the 3,000-foot elevation mark, you'll appreciate those cooler summer evenings that make this location so special.Additional highlights include an oversized carport with room for two vehicles plus extra parking, a storage shed, and screen-covered rain gutters. The washer, dryer, and refrigerator are included, and select furnishings may be available outside of escrow.Conveniently located just minutes from shopping and dining in Oakhurst, and a short drive to Bass Lake and Yosemite National Park, this home offers not just a place to livebut a lifestyle to love.Opportunities like this don't come around often. Schedule your private showing today and experience it for yourself.

Key facts

• Premium corner lot
• Custom built-ins
• Quality cabinetry

Tags

• PREMIUM CORNER LOT
• CUSTOM BUILT-INS
• STAINLESS STEEL APPLIANCES
• QUALITY CABINETRY
• BREAKFAST BAR
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Manager approval required; Space rent only; no acreage included in sale
• Financial info: Land lease amount: $775 monthly (park)
• HOA & community: Senior community; Park name: The GROVE; Community near foothills; Land lease (park) with monthly rent

Exterior

• Parking: Total 3 parking spaces; 2 covered carport spaces (detached); 1 uncovered space
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Public/District water; Public sewer; Propane available; Electricity connected
• Home design: Single-story; Mobile home remains on property; Mobile home model N4P358C4 (27' x 58'); Corner, treed, landscaped yard; Yard with view; Entry level: front door
• Construction: Wood construction; Composition roof; Raised pillar/post/pier foundation; One total story; Year built source: other
• Exterior features: Covered front porch; Patio (covered); Rain gutters; Shed (one)

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Propane oven; Free-standing range; Dishwasher; Kitchen open to family room; Propane water heater
• Bedrooms: Primary bedroom
• Flooring: Tile; Carpet; Laminate
• Bathrooms: One full bathroom; One 3/4 bathroom; Shower-in-tub; Walk-in shower; Dual/multiple shower heads; Double sinks in primary bath
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Built-in storage; High (9+ ft.) ceilings; Ceiling fan; Pantry; Recessed lighting; Open floor plan; Front door entry; Double-pane windows with screens; Carbon monoxide and smoke detectors
• Laundry & utility: Indoor laundry in a dedicated room; Washer included; Dryer included; Washer hookup; Propane dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.5% in Oakhurst — 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 54/100 on livability (#911 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime D-, amenities F, commute F.
• Market conditions: 133 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 11→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.18% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $458,838
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42939 Scenic Dr	0.71mi	3/2.0	1,504 (-4%)	2mo	$440,000	$293	58
43027 Sierra Vista Ln	0.71mi	2/2.0 (-1)	1,800 (+15%)	22mo	$464,500	$258	18

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $8,303
• Equity at exit: $26,093

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $54,258
• Equity at exit: $15,131

Cash invested: $49,000 (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 93644

• Active inventory: 133
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $577

Break-even live

Break-even rent $1,334

Max offer price $175,000

Occupancy floor 67%

Sensitivity live

Price	-10% $676	-5% $626	+0% $577	+5% $527	+10% $478
Rent	-10% $414	-5% $495	+0% $577	+5% $658	+10% $740
Rate	-1.0pp $665	-0.5pp $621	base $577	+0.5pp $531	+1.0pp $485

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $175,000 Active 92 DOM
2. 2026-06-18
   days on market $175,000 Active 91 DOM
3. 2026-06-17
   days on market $175,000 Active 90 DOM
4. 2026-06-16
   days on market $175,000 Active 89 DOM
5. 2026-06-15
   days on market $175,000 Active 88 DOM
6. 2026-06-14
   days on market $175,000 Active 86 DOM
7. 2026-06-12
   days on market $175,000 Active 85 DOM
8. 2026-06-09
   days on market $175,000 Active 82 DOM
9. 2026-06-08
   days on market $175,000 Active 81 DOM
10. 2026-06-07
    days on market $175,000 Active 80 DOM
11. 2026-06-07
    days on market $175,000 Active 79 DOM
12. 2026-06-04
    days on market $175,000 Active 76 DOM
13. 2026-06-02
    days on market $175,000 Active 75 DOM
14. 2026-06-01
    days on market $175,000 Active 74 DOM
15. 2026-05-31
    days on market $175,000 Active 73 DOM
16. 2026-05-31
    days on market $175,000 Active 72 DOM
17. 2026-03-19
    listed $175,000 Active
18. 2026-02-27
    listed $175,000 Active 2198-char remark

    Show marketing remark (2198 chars)

    Welcome to the lifestyle you've been waiting for!Situated on a premium corner lot inside the highly desirable GROVE's 55+ Manufactured Home Community, this beautifully maintained 3-bedroom, 2-bath home delivers the perfect blend of comfort, functionality, and serene mountain living.From the moment you step inside, you're greeted with an abundance of natural light pouring through picturesque windows, showcasing peaceful views and creating a warm, inviting atmosphere. The spacious living room features custom built-ins and a cozy fireplaceperfect for relaxing or entertaining.The open-concept kitchen is designed to impress, offering stainless steel appliances, quality cabinetry, ample counter space, and a convenient breakfast bar that seamlessly connects to the main living areasideal for hosting family and friends.Your private primary suite is thoughtfully positioned on the opposite side of the home for added privacy and features stunning views, a large ensuite with an oversized tiled shower, dual vanities, generous storage, and a walk-in closet.Throughout the home, you'll find vaulted ceilings, durable laminate and tile flooring in the main living spaces, and comfortable carpeting in the bedrooms. The laundry room is fully equipped with a washer, gas dryer, built-in sink, and extra storage space.Step outside and experience true tranquility. Enjoy your morning coffee or evening unwind on the covered porch and patio, surrounded by mature landscaping and beautiful mountain views. Sitting just above the 3,000-foot elevation mark, you'll appreciate those cooler summer evenings that make this location so special.Additional highlights include an oversized carport with room for two vehicles plus extra parking, a storage shed, and screen-covered rain gutters. The washer, dryer, and refrigerator are included, and select furnishings may be available outside of escrow.Conveniently located just minutes from shopping and dining in Oakhurst, and a short drive to Bass Lake and Yosemite National Park, this home offers not just a place to livebut a lifestyle to love.Opportunities like this don't come around often. Schedule your private showing today and experience it for yourself.

19. 2024-03-26
    status Pending Sale
20. 2024-03-20
    historical
21. 2024-02-26
    listed $189,900 Active
22. 2014-04-30
    soldstatus $79,900
23. 2014-03-27
    historical
24. 2014-01-29
    listed $84,900

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$569/yr (+$47/mo · 74.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 11 d/yr ≥96°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 48 unhealthy d/yr today · 59 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,770
• − Mortgage interest: −$9,803
• − Property taxes: −$761
• − Insurance: −$875
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$5,091
• Taxable income: $4,277
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $5,893/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 — Oakhurst

• Score: 54/100
• State rank: #911
• US rank: #24074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakhurst, CA
• Population (ZIP): 6,490

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 4%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% German/W. Germanic 1%

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: ▼ -153.01%
• Current HPI: 259.017
• 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

+106.1% since first listed

8 events — show timeline

• 2026-03-19 Listed $175,000 CRMLS
• 2026-02-27 Listed $175,000 FRESNOMLS
• 2024-03-26 Pending — CRMLS
• 2024-03-20 Listing Removed — CRMLS
• 2024-02-26 Listed $189,900 CRMLS
• 2014-04-30 Sold (MLS) $79,900 CRMLS
• 2014-03-27 Listing Removed — CRMLS
• 2014-01-29 Listed $84,900 CRMLS

Property tax history

+5.7%/yr

Latest (2017): $761 · -2.1% YoY. Source: county tax records.