6554 Greeley Hill Rd #7

Greeley Hill, CA 95311

$43,900B

2 bd · 2.0 ba · 960 sqft · Built 1997 · Other · Active · 31 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,158/mo
• Mortgage (P&I): −$230
• Tax + insurance: −$73
• HOA: −$0
• Vac / Maint / Mgmt: −$243
• Net cashflow: $611/mo
• Annual: $7,334/yr
• Cap rate: 23.00%
• Cash-on-cash: 59.66%
• DSCR: 3.65
• 1% rule: 2.64%
• Cash to close: $12,292

Investor read

• This is a 2-bed/2.0-bath other listed at $44k. Condition is rated fair.
• 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).
• It's been on market 31 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• In year one you build about $1k of equity ($304 loan paydown + $761 appreciation (1.7% local appreciation)).
• 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).
• 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.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.