6554 Greeley Hill Rd #7 · Greeley Hill, CA 95311

$43,900

2 bd · 2.0 ba · 960 sqft · Other public records · 31 Days on market

Built 1997 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.0/5.0

Listing remarks

Great little setup for peaceful living. A cute One Bedroom, One Bath with a white picket fence just waiting to be taken. .. Plenty of yard space for gardening. This mobile home has new vinyl slab floors and carpeting. There's a large eat-in kitchen, newer Coleman Furnace stove in the living room. There an attached storage room for wood and storage. This home even has a storage shed in the rear for your extra tools, gardening & extras. The location is great if you love camping, fishing and hiking. .. It's only 26 miles from the famous Yosemite National Park.

Key facts

• Listed 30 days

Tags

• YARD SPACE FOR GARDENING
• NEW VINYL SLAB FLOORS
• NEWER COLEMAN FURNACE STOVE
• ATTACHED STORAGE ROOM
• STORAGE SHED IN THE REAR

Property features AI

Finance

• HOA & community: Pets allowed upon approval; Park name not listed

Exterior

• Parking: On-site parking spaces
• Utilities: Public sewer
• Home design: Manufactured in-park mobile home; Single-wide body type; Faces south
• Construction: Metal construction
• Exterior features: Front yard; Back yard; Yard space

Interior

• Kitchen: Breakfast nook; Laminate counters; Gas range/cooktop; Refrigerator
• Bedrooms: 1 bedroom (street level)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom with fiberglass shower-over-tub
• Heating & cooling: Wood stove heating; Central air conditioning
• Interior features: Breakfast nook; No additional rooms listed; Main entry level; Free-standing wood-burning fireplace with wood stove insert
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 40/100 on livability (#1,392 in CA) — a working-class tenant base; expect higher turnover. Watch: schools F, crime F, amenities 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 $1k of equity ($304 loan paydown + $761 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.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,583 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 2.64% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.66%
• DSCR: 3.65
• GRM: 3.2

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: 63.2%
• Equity multiple: 4.37×
• Total profit: $41,363
• Equity at exit: $16,688

10-year hold

• IRR: 63.9%
• Equity multiple: 8.85×
• Total profit: $96,486
• Equity at exit: $23,557

Cash invested: $12,292 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$230
• Tax est. 1.5%: −$55 /mo · $658/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $611

Break-even live

Break-even rent $384

Max offer price $43,900

Occupancy floor 42%

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $43,900 Active 31 DOM
2. 2026-06-18
   days on market $43,900 Active 30 DOM
3. 2026-06-17
   days on market $43,900 Active 29 DOM
4. 2026-06-16
   days on market $43,900 Active 28 DOM
5. 2026-06-15
   days on market $43,900 Active 27 DOM
6. 2026-06-14
   days on market $43,900 Active 25 DOM
7. 2026-06-13
   days on market $43,900 Active 24 DOM
8. 2026-06-10
   days on market $43,900 Active 22 DOM
9. 2026-06-09
   days on market $43,900 Active 21 DOM
10. 2026-06-08
    days on market $43,900 Active 20 DOM
11. 2026-06-07
    days on market $43,900 Active 19 DOM
12. 2026-06-05
    days on market $43,900 Active 16 DOM
13. 2026-06-03
    days on market $43,900 Active 15 DOM
14. 2026-06-02
    days on market $43,900 Active 14 DOM
15. 2026-06-01
    days on market $43,900 Active 13 DOM
16. 2026-05-31
    days on market $43,900 Active 12 DOM
17. 2026-05-30
    days on market $43,900 Active 11 DOM
18. 2026-05-19
    listed $43,900 Active

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,892
• − Mortgage interest: −$2,459
• − Property taxes: −$658
• − Insurance: −$220
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$1,277
• Taxable income: $7,055
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $5,641/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires significant exterior and interior repairs, including painting, roof repair, and landscaping. The home has a fair condition and could benefit from updates to increase its resale value.

Repairs flagged

• Major exterior siding — The exterior siding appears weathered and faded, with visible discoloration and peeling paint.
• Major roof — The roof appears to be in fair condition, but there are no visible signs of recent maintenance or repair.
• Major exterior siding — The exterior siding appears weathered and faded, with visible discoloration and peeling paint.
• Major landscaping — The landscaping appears to be overgrown and unkempt, with no visible signs of recent maintenance or landscaping.

Value-add opportunities

• Resale paint exterior siding — Painting the exterior siding will improve the home's curb appeal and make it more attractive to potential buyers.
• Resale paint interior walls — Painting the interior walls will improve the home's appearance and make it more attractive to potential buyers.
• Resale repair roof — Repairing the roof will improve the home's structural integrity and make it more attractive to potential buyers.
• Resale landscaping — Landscaping the property will improve the home's curb appeal and make it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The exterior siding appears weathered and faded, with visible discoloration and peeling paint.	Major	$15,000–50,000
roof · The roof appears to be in fair condition, but there are no visible signs of recent maintenance or repair.	Major	$15,000–50,000
exterior siding · The exterior siding appears weathered and faded, with visible discoloration and peeling paint.	Major	$15,000–50,000
landscaping · The landscaping appears to be overgrown and unkempt, with no visible signs of recent maintenance or landscaping.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint exterior siding — Painting the exterior siding will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale paint interior walls — Painting the interior walls will improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale repair roof — Repairing the roof will improve the home's structural integrity and make it more attractive to potential buyers. ↑
• Resale landscaping — Landscaping the property will improve the home's curb appeal and make it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Greeley Hill

• Score: 40/100
• State rank: #1392
• US rank: #27320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley Hill, CA
• City population: 2,282
• 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

1 event — show timeline

• 2026-05-19 Listed $43,900 bridgeMLS, Bay East AOR, or Contra Costa AOR