1521 Matlick Ln · Dixon Lane-MeadowCreek, CA 93514

$167,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 21 Days on market

Built 2005 Est $137k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready manufactured home located in Glenwood Park! Built in 2005, this well-maintained home features a spacious split-wing, open-concept floor plan designed for comfortable everyday living. Offering 3 generously sized bedrooms with walk-in closets and 2 full bathrooms, there is plenty of space for family, guests, or a home office setup. The inviting living room welcomes you with newer laminate flooring throughout, vaulted ceilings, and a cozy pellet stove that adds warmth and charm during the cooler months. The bright kitchen offers ample cabinet storage, a convenient breakfast bar, and an open layout that flows seamlessly into the main living areas-perfect for entertaining or relaxing at home. Outside, you'll find just the right amount of yard space for easy maintenance while still enjoying outdoor living. This home is truly move-in ready-just bring your furniture and start enjoying all this lovely home has to offer!

Key facts

• Built 2005
• Listed 21 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Utilities: Propane; Public sewer
• Home design: Single-story; One-family residential zoning
• Construction: Composition roof
• Exterior features: Landscaping; Wood fencing

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace heating; Pellet stove; Cooling present
• Interior features: Double-pane windows; Ceiling fan(s); Unfurnished; Other (see remarks)
• Laundry & utility: Washer hookup; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $167k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $164k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bishop Unified (town): math 25% / reading 36% proficiency, ranked #337 of 517 in CA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 18 units permitted in Inyo County in 2024 (0 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.
• Inyo County population projected at -18% 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 $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $45k; list at $167k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,495 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.27% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2291 Baskerville Ave	0.19mi	2/2.0 (-1)	1,248 (0%)	11mo	$60,000	$48	77
1495 Argyle Ln	0.30mi	2/2.0 (-1)	1,248 (0%)	6mo	$105,000	$84	76
1465 Glenwood Ln	0.16mi	3/2.0	1,176 (-6%)	12mo	$160,000	$136	72
2294 Mccree Ave	0.22mi	3/2.0	1,337 (+7%)	14mo	$163,000	$122	67
2323 Grazide Cir	0.33mi	2/2.0 (-1)	1,344 (+8%)	2mo	$480,000	$357	65
2252 Fiora Ave	0.28mi	2/2.0 (-1)	1,296 (+4%)	14mo	$143,000	$110	64
2272 Brigadoon Ave	0.22mi	2/2.0 (-1)	1,344 (+8%)	10mo	$62,500	$47	63
2293 Galloway Ave	0.27mi	2/2.0 (-1)	1,334 (+7%)	11mo	$55,000	$41	62
2313 Edinburgh Ave	0.29mi	3/2.0	1,160 (-7%)	21mo	$167,400	$144	57
2362 Galloway Ave	0.26mi	3/2.0	1,100 (-12%)	14mo	$115,000	$105	56
2341 Juniper St	0.43mi	2/2.0 (-1)	1,368 (+10%)	22mo	$371,000	$271	40

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $17,323
• Equity at exit: $24,900

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $72,027
• Equity at exit: $14,439

Cash invested: $46,760 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $698

Break-even live

Break-even rent $1,240

Max offer price $167,000

Occupancy floor 62%

Sensitivity live

Price	-10% $793	-5% $745	+0% $698	+5% $651	+10% $604
Rent	-10% $530	-5% $614	+0% $698	+5% $782	+10% $866
Rate	-1.0pp $782	-0.5pp $741	base $698	+0.5pp $655	+1.0pp $611

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $167,000 Active 21 DOM
2. 2026-06-17
   days on market $167,000 Active 20 DOM
3. 2026-06-16
   days on market $167,000 Active 19 DOM
4. 2026-06-15
   days on market $167,000 Active 18 DOM
5. 2026-06-14
   days on market $167,000 Active 16 DOM
6. 2026-06-13
   days on market $167,000 Active 15 DOM
7. 2026-06-10
   days on market $167,000 Active 13 DOM
8. 2026-06-09
   days on market $167,000 Active 12 DOM
9. 2026-06-08
   days on market $167,000 Active 11 DOM
10. 2026-06-07
    days on market $167,000 Active 10 DOM
11. 2026-06-05
    days on market $167,000 Active 7 DOM
12. 2026-06-03
    days on market $167,000 Active 6 DOM
13. 2026-06-02
    days on market $167,000 Active 5 DOM
14. 2026-06-01
    days on market $167,000 Active 4 DOM
15. 2026-05-31
    days on market $167,000 Active 3 DOM
16. 2026-05-31
    days on market $167,000 Active 2 DOM
17. 2026-05-28
    price $167,000 938-char remark

    Show marketing remark (938 chars)

    Move-in ready manufactured home located in Glenwood Park! Built in 2005, this well-maintained home features a spacious split-wing, open-concept floor plan designed for comfortable everyday living. Offering 3 generously sized bedrooms with walk-in closets and 2 full bathrooms, there is plenty of space for family, guests, or a home office setup. The inviting living room welcomes you with newer laminate flooring throughout, vaulted ceilings, and a cozy pellet stove that adds warmth and charm during the cooler months. The bright kitchen offers ample cabinet storage, a convenient breakfast bar, and an open layout that flows seamlessly into the main living areas-perfect for entertaining or relaxing at home. Outside, you'll find just the right amount of yard space for easy maintenance while still enjoying outdoor living. This home is truly move-in ready-just bring your furniture and start enjoying all this lovely home has to offer!

18. 2026-05-28
    listed $165,000 Active 938-char remark

    Show marketing remark (938 chars)

    Move-in ready manufactured home located in Glenwood Park! Built in 2005, this well-maintained home features a spacious split-wing, open-concept floor plan designed for comfortable everyday living. Offering 3 generously sized bedrooms with walk-in closets and 2 full bathrooms, there is plenty of space for family, guests, or a home office setup. The inviting living room welcomes you with newer laminate flooring throughout, vaulted ceilings, and a cozy pellet stove that adds warmth and charm during the cooler months. The bright kitchen offers ample cabinet storage, a convenient breakfast bar, and an open layout that flows seamlessly into the main living areas-perfect for entertaining or relaxing at home. Outside, you'll find just the right amount of yard space for easy maintenance while still enjoying outdoor living. This home is truly move-in ready-just bring your furniture and start enjoying all this lovely home has to offer!

19. 2026-05-28
    listed $167,000 Active

    Show marketing remark (938 chars)

    Move-in ready manufactured home located in Glenwood Park! Built in 2005, this well-maintained home features a spacious split-wing, open-concept floor plan designed for comfortable everyday living. Offering 3 generously sized bedrooms with walk-in closets and 2 full bathrooms, there is plenty of space for family, guests, or a home office setup. The inviting living room welcomes you with newer laminate flooring throughout, vaulted ceilings, and a cozy pellet stove that adds warmth and charm during the cooler months. The bright kitchen offers ample cabinet storage, a convenient breakfast bar, and an open layout that flows seamlessly into the main living areas-perfect for entertaining or relaxing at home. Outside, you'll find just the right amount of yard space for easy maintenance while still enjoying outdoor living. This home is truly move-in ready-just bring your furniture and start enjoying all this lovely home has to offer!

20. 2012-07-11
    soldstatus $45,000 363-char remark

    Show marketing remark (363 chars)

    This 2005 mobile home is spacious, modern and comfortable. Excellent storage space with large closets in each bedroom! Beautiful open kitchen with gas range and pantry. Wonderful raised bed, box garden with berry bushes. Large trex deck with shady awning. Great open floor plan with vaulted ceilings, ceiling fans and separate master bedroom. Mountain views too!

21. 2011-07-15
    listed $49,900 363-char remark

    Show marketing remark (363 chars)

    This 2005 mobile home is spacious, modern and comfortable. Excellent storage space with large closets in each bedroom! Beautiful open kitchen with gas range and pantry. Wonderful raised bed, box garden with berry bushes. Large trex deck with shady awning. Great open floor plan with vaulted ceilings, ceiling fans and separate master bedroom. Mountain views too!

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$862/yr (+$72/mo · 211.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 3 d/yr ≥98°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,478
• − Mortgage interest: −$9,355
• − Property taxes: −$407
• − Insurance: −$835
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$4,858
• Taxable income: $5,947
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $6,949/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: Bishop Unified
• NCES district ID: 0601409
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $49,430
• Composite: 26.52/100
• National rank: #7197
• State rank: #337 of 517 in CA

Livability — Dixon Lane-MeadowCreek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dixon Lane-MeadowCreek, CA
• Population (ZIP): 14,961

Population outlook (Inyo County) Hauer SSP2

• Today (2025): 17,399 people
• By 2030: 16,824 · -3.3%
• By 2040: 15,543 · -10.7%
• By 2050: 14,332 · -17.6%
• By 2075: 12,213 · -29.8%
• By 2100: 9,997 · -42.5%

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 · Inyo

• 2024 margin: Toss-up / Even · D 46.9% · R 49.9% · Other 3.1%
• 2008→2024 swing: +6.2pp toward D · 2008: -9.2pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+0.1 2016: R+13.7 2012: R+11.8 2008: R+9.2

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

+234.7% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $167,000 IMLS
• 2026-05-28 Listed $167,000 MLBOR
• 2026-05-28 Listed $165,000 IMLS
• 2012-07-11 Sold (MLS) $45,000 MLBOR
• 2011-07-15 Listed $49,900 MLBOR

Property tax history

-0.0%/yr

Latest (2025): $407 · -1.0% YoY. Source: county tax records.