1083 Falls Creek Rd · Benton, CA 93514

$180,000

2 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 34 Days on market

Built 2004

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 2 bath home in Hammil Valley with private lake access. Fixer with a good roof, private well, and two detached garages of approximately 500 sq ft and 750 sq ft. Beautiful views of the White Mountains and the Sierra. About 25 minutes to Bishop and 1 hour to Mammoth.

Key facts

• Private well
• Detached garages
• Private lake access

Tags

• PRIVATE LAKE ACCESS
• PRIVATE WELL
• DETACHED GARAGES
• VIEWS OF THE WHITE MOUNTAINS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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: $175k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#1,246 in CA) — a working-class tenant base; expect higher turnover. Watch: employment D+, crime F, amenities F.
• Eastern Sierra Unified (rural): math 33% / reading 54% proficiency, ranked #626 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 123 units permitted in Mono County in 2024 (76 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.
• Mono County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.6

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-15,453
• Equity at exit: $26,839

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,461
• Equity at exit: $15,563

Cash invested: $50,400 (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 93514

• Active inventory: 74
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$328 /mo · $3,935/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $214

Break-even live

Break-even rent $1,705

Max offer price $180,000

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   days on market $180,000 Active 34 DOM
2. 2026-06-14
   days on market $180,000 Active 32 DOM
3. 2026-06-13
   days on market $180,000 Active 31 DOM
4. 2026-06-10
   days on market $180,000 Active 29 DOM
5. 2026-06-09
   days on market $180,000 Active 28 DOM
6. 2026-06-08
   days on market $180,000 Active 27 DOM
7. 2026-06-07
   days on market $180,000 Active 26 DOM
8. 2026-06-05
   days on market $180,000 Active 23 DOM
9. 2026-06-03
   days on market $180,000 Active 22 DOM
10. 2026-06-02
    days on market $180,000 Active 21 DOM
11. 2026-06-01
    days on market $180,000 Active 20 DOM
12. 2026-05-31
    days on market $180,000 Active 19 DOM
13. 2026-05-31
    days on market $180,000 Active 18 DOM
14. 2026-05-12
    listed $180,000 Active 271-char remark
15. 2022-12-01
    soldstatus $125,000

ⓘ 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: $3,935 · $328/mo
• Projected year-2 tax: $3,935 · $328/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,707
• − Mortgage interest: −$10,083
• − Property taxes: −$3,935
• − Insurance: −$900
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,236
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,624/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: Eastern Sierra Unified
• NCES district ID: 0611870
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 54% ▲ 8.00%
• Median HH income: $47,977
• Composite: 39.44/100
• National rank: #8119
• State rank: #626 of 1400 in CA

Livability — Benton

• Score: 47/100
• State rank: #1246
• US rank: #26304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,961

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 14% Native American 9% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 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: ▼ -387.39%
• Current HPI: 231.287
• 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

• 2022-12-01 Sold (Public Records) $125,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,935 · +0.4% YoY. Source: county tax records.