50 80|50 Private Residence Club Canyon Blvd #b9-2 Unit B9-2 · Mammoth Lakes, CA 93546

$30,000

1 bd · 2.0 ba · 1,200 sqft · Condo · 121 Days on market

Built 2006 $25/sqft · 96% below area $1503/mo HOA · 47% 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).

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

Listing remarks MLS

Own a fractional share of a one-bedroom condo that is the easiest ski-in/ski-out location in Mammoth. A private skybridge connects the secure ski storage room to the village gondola priority line enabling a short 50-yard walk from your door to the mountain with zero stairs to climb. Apres on the private rooftop jacuzzi or schedule a massage in the dedicated massage rooms. The one-bedroom units at 8050 Mammoth easily sleep four and feature two luxury bathrooms with heated tile floors and fully stocked kitchens. Many units also feature a separate Den with a TV for additional guest privacy. Fractional ownership at 8050 entitles flexible usage to each owner: three reserved weeks each winter, and three reserved weeks each summer in addition you may reserve unlimited space available and short term stays. B6-1 has excellent dates for the 2025 season including the coveted New Year’s week, the second week of February, and the second week of March. Dates can also be exchanged. Each owner has dedicated storage on the property for skis, gear, and bikes enabling you to hop on Advanced Airlines with a small carry-on bag and skip hauling your gear around. Owners may also exchange Planned Weeks via www. EliteAlliance.com

Key facts

• Separate den
• Private skybridge
• $1,503 HOA

Tags

• SKI-IN SKI-OUT LOCATION
• PRIVATE SKYBRIDGE
• SECURE SKI STORAGE ROOM
• PRIVATE ROOFTOP JACUZZI
• DEDICATED MASSAGE ROOMS
• SEPARATE DEN

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $30k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.0% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).
• This rent runs 36% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $15k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 10.66% ✓
• Cap rate: 38.96%
• Cash-on-cash: 116.68%
• DSCR: 6.19
• GRM: 0.8

CMA / ARV

• ARV (median comp): $830,150
• List price: $30,000
• Delta: -96.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.73×
• Total profit: $48,131
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.43×
• Total profit: $112,844
• Equity at exit: $2,594

Cash invested: $8,400 (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 93546

• Active inventory: 252
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $3,199 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$1,503
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $817

Break-even live

Break-even rent $2,165

Max offer price $30,000

Occupancy floor 69%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Lake Mary Rd #35 Mammoth Lakes, CA	1.0	1.0	713	$2,995	$4.20	12d	1	0.17mi
273 Rainbow Ln #12 Mammoth Lakes, CA	2.0	2.0	1147	$3,400	$2.96	1d	1	0.71mi
1500 Lodestar Dr Mammoth Lakes, CA	2.0	2.0	1204	$5,000	$4.15	14d	1	0.79mi
865 Majestic Pines Dr #225 Mammoth Lakes, CA	2.0	2.0	1178	$3,000	$2.55	16d	1	1.08mi
31 Sunshine #31 Mammoth Lakes, CA	1.0	1.0	855	$3,000	$3.51	2d	1	1.13mi

HOA detail condo

• Monthly dues: $1,503 · $18,036/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $30,000 Active 121 DOM
2. 2026-06-17
   days on market $30,000 Active 120 DOM
3. 2026-06-16
   days on market $30,000 Active 119 DOM
4. 2026-06-15
   days on market $30,000 Active 118 DOM
5. 2026-06-14
   days on market $30,000 Active 116 DOM
6. 2026-06-13
   days on market $30,000 Active 115 DOM
7. 2026-06-10
   days on market $30,000 Active 113 DOM
8. 2026-06-09
   days on market $30,000 Active 112 DOM
9. 2026-06-08
   days on market $30,000 Active 111 DOM
10. 2026-06-07
    days on market $30,000 Active 110 DOM
11. 2026-06-05
    days on market $30,000 Active 107 DOM
12. 2026-06-03
    days on market $30,000 Active 106 DOM
13. 2026-06-02
    days on market $30,000 Active 105 DOM
14. 2026-06-01
    days on market $30,000 Active 104 DOM
15. 2026-05-31
    days on market $30,000 Active 103 DOM
16. 2026-05-31
    days on market $30,000 Active 102 DOM
17. 2026-03-14
    price $30,000 1230-char remark

    Show marketing remark (1230 chars)

    Own a fractional share of a one-bedroom condo that is the easiest ski-in/ski-out location in Mammoth. A private skybridge connects the secure ski storage room to the village gondola priority line enabling a short 50-yard walk from your door to the mountain with zero stairs to climb. Apres on the private rooftop jacuzzi or schedule a massage in the dedicated massage rooms. The one-bedroom units at 8050 Mammoth easily sleep four and feature two luxury bathrooms with heated tile floors and fully stocked kitchens. Many units also feature a separate Den with a TV for additional guest privacy. Fractional ownership at 8050 entitles flexible usage to each owner: three reserved weeks each winter, and three reserved weeks each summer in addition you may reserve unlimited space available and short term stays. B6-1 has excellent dates for the 2025 season including the coveted New Year’s week, the second week of February, and the second week of March. Dates can also be exchanged. Each owner has dedicated storage on the property for skis, gear, and bikes enabling you to hop on Advanced Airlines with a small carry-on bag and skip hauling your gear around. Owners may also exchange Planned Weeks via www. EliteAlliance.com

18. 2026-02-17
    listed $45,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Own a fractional share of a one-bedroom condo that is the easiest ski-in/ski-out location in Mammoth. A private skybridge connects the secure ski storage room to the village gondola priority line enabling a short 50-yard walk from your door to the mountain with zero stairs to climb. Apres on the private rooftop jacuzzi or schedule a massage in the dedicated massage rooms. The one-bedroom units at 8050 Mammoth easily sleep four and feature two luxury bathrooms with heated tile floors and fully stocked kitchens. Many units also feature a separate Den with a TV for additional guest privacy. Fractional ownership at 8050 entitles flexible usage to each owner: three reserved weeks each winter, and three reserved weeks each summer in addition you may reserve unlimited space available and short term stays. B6-1 has excellent dates for the 2025 season including the coveted New Year’s week, the second week of February, and the second week of March. Dates can also be exchanged. Each owner has dedicated storage on the property for skis, gear, and bikes enabling you to hop on Advanced Airlines with a small carry-on bag and skip hauling your gear around. Owners may also exchange Planned Weeks via www. EliteAlliance.com

19. 2025-04-08
    listed $45,000
20. 2014-02-14
    soldstatus $79,000
21. 2014-01-01
    listed $89,000
22. 2010-12-15
    listed $135,000

ⓘ 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: $38,386
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$18,036
• − Depreciation: −$873
• Taxable income: $11,055
• Est. tax owed @ 24.0%: −$2,653
• After-tax cash flow: $7,148/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

-77.8% since first listed

6 events — show timeline

• 2026-03-14 Price Changed $30,000 MLBOR
• 2026-02-17 Listed $45,000 MLBOR
• 2025-04-08 Listed $45,000 MLBOR
• 2014-02-14 Sold (MLS) $79,000 MLBOR
• 2014-01-01 Listed $89,000 MLBOR
• 2010-12-15 Listed $135,000 MLBOR