43555 Hwy 41 #54 · Oakhurst, CA 93644

$185,000

3 bd · 1.75 ba · 1,104 sqft · Manufactured · 1005 Days on market

Built 2022 ↓ 3% since listing

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the Scenic Open Setting in the Foot Hills of Central California's Sierra Nevada Mountain Range. An Opportunity to choose a New Manufactured Home oriented in The Grove Park. Enjoy the Summers cool evenings at this 3000+ foot Elevation, Mild Spring and Autumn with a possible dusting of a light Winters Snow Fall. A comfortable New 2022 Model, 1105 Square Foot, Three Bedroom, One and three quarter Baths, Complete with all New Gas Range/Oven, Microwave, Refrigerator, Granite Counter Tops, Air Conditioning/Heating and Vaulted ceilings Oriented on a Corner Lot. 12 miles to Yosemite National Park Southern Gate, 4 miles to the popular destination of Bass Lake and 2.5 miles to the Quaint Villag

Key facts

• Built 2022
• Listed 1004 days

Property features AI

Finance

• Other: Directions: Highway 41 north past Oakhurst; just past Sky Ranch Road (Rd 632) to ECCO/Grove sign, right onto Cain Drive to new manufactured homes on left
• HOA & community: No notable association amenities

Exterior

• Parking: Open parking
• Utilities: Electric service on; Public sewer; Public utilities available; Propane
• Home design: Manufactured home; Composition roof; Wood subfloor foundation
• Construction: Other construction materials
• Exterior features: One level; Corner lot; Foothill setting; Spa on site

Interior

• Kitchen: Full-size range/oven; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Flooring: Carpet; Laminate
• Bathrooms: 1.75 bathrooms; Tub/shower and separate shower
• Heating & cooling: Central heating; Central air / central heat & cool
• Interior features: Double-pane windows; No basement
• Laundry & utility: Inside laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.75-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Oakhurst — 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 54/100 on livability (#911 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime D-, amenities F, commute F.
• Market conditions: 133 active listings in the ZIP; 1,346 units permitted in Madera County in 2024 (8 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 $6k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 1005 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 11→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 1005 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $97,152
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43555 Highway 41 Unit C-6	0.03mi	2/2.0 (-1)	960 (-13%)	11mo	$84,500	$88	62
43555 Highway 41 Unit B23	0.03mi	2/2.0 (-1)	988 (-10%)	23mo	$50,000	$51	56

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-13,984
• Equity at exit: $27,584

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,498
• Equity at exit: $15,995

Cash invested: $51,800 (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 93644

• Active inventory: 133
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $251

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $379	-5% $315	+0% $251	+5% $187	+10% $123
Rent	-10% $98	-5% $174	+0% $251	+5% $327	+10% $404
Rate	-1.0pp $344	-0.5pp $298	base $251	+0.5pp $203	+1.0pp $154

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $185,000 Active 1005 DOM
2. 2026-06-18
   days on market $185,000 Active 1004 DOM
3. 2026-06-17
   days on market $185,000 Active 1003 DOM
4. 2026-06-16
   days on market $185,000 Active 1002 DOM
5. 2026-06-15
   days on market $185,000 Active 1001 DOM
6. 2026-06-14
   days on market $185,000 Active 999 DOM
7. 2026-06-12
   days on market $185,000 Active 998 DOM
8. 2026-06-09
   days on market $185,000 Active 995 DOM
9. 2026-06-08
   days on market $185,000 Active 994 DOM
10. 2026-06-07
    days on market $185,000 Active 993 DOM
11. 2026-06-07
    days on market $185,000 Active 992 DOM
12. 2026-06-04
    days on market $185,000 Active 989 DOM
13. 2026-06-02
    days on market $185,000 Active 988 DOM
14. 2026-06-01
    days on market $185,000 Active 987 DOM
15. 2026-05-31
    days on market $185,000 Active 986 DOM
16. 2026-05-31
    days on market $185,000 Active 985 DOM
17. 2023-09-18
    listed $185,000 Active
18. 2022-12-05
    historical
19. 2022-06-29
    listed $189,999 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 11 d/yr ≥96°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 48 unhealthy d/yr today · 59 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,228
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$5,382
• Taxable income: $66
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,992/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)

No district data.

Livability — Oakhurst

• Score: 54/100
• State rank: #911
• US rank: #24074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakhurst, CA
• Population (ZIP): 6,490

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 4%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -153.01%
• Current HPI: 259.017
• 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

-2.6% since first listed

3 events — show timeline

• 2023-09-18 Listed $185,000 FRESNOMLS
• 2022-12-05 Listing Removed — CRMLS
• 2022-06-29 Listed $189,999 CRMLS