43555 Highway 41 #53 · Oakhurst, CA 93644

$185,000

3 bd · 2.0 ba · 1,196 sqft · Manufactured · 1175 Days on market

Built 2022 4,800 sqft lot ↓ 5% 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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

An Opportunity to move to the Mountains 12 miles from Yosemite National Parks Southern Gate, 4 miles from the Popular Destination Point of Bass Lake and 2.5 miles to the Quaint Village of Oakhurst, California. Enjoy the Four Seasons at a 3000+ Foot Elevation in this Fresh and New from the Manufacturer Inside and Out 1200 Square Foot, Three Bedroom, Two Bath Manufactured Home Oriented in THE GROVE Park. An Opportunity to Size Down and Move Up into the Foot Hills of Central California's Sierra Nevada Mountain Range. Vaulted Ceilings, Granite Counter Tops, Gas Range/Oven, Heating and Air Conditioning. There are two other New Units Available to Come and View when your Schedule Allows you to Vis

Key facts

• 4,800 sq ft lot
• Built 2022
• Listed 1174 days

Property features AI

Finance

• Other: Directions: Highway 41 north of Oakhurst 2.5 miles; first right past road 632 to sign for THE GROVE and ECCO; travel Cain Drive — new unit on left
• HOA & community: Association amenities: Other/None

Exterior

• Parking: Other parking
• Utilities: Electric service active; Public sewer; Public utilities available; Propane; Multiple phone lines
• Home design: Manufactured home; One level
• Construction: Composition roof; Wood subfloor foundation; Other construction materials; No solar
• Exterior features: Foothill lot location

Interior

• Kitchen: Range/oven (full size); Gas appliances; Dishwasher; Disposal; Microwave
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms with tub/shower and separate shower options
• Heating & cooling: Central heating; Central air / central heat & cool
• Interior features: Built-in features; Double-pane windows
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $269 ($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 8.0% 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 1175 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 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 1175 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,797
• Equity at exit: $27,584

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $11,063
• 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: 7.9×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $269

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 81%

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 21 events

1. 2026-06-19
   days on market $185,000 Active 1175 DOM
2. 2026-06-18
   days on market $185,000 Active 1174 DOM
3. 2026-06-17
   days on market $185,000 Active 1173 DOM
4. 2026-06-16
   days on market $185,000 Active 1172 DOM
5. 2026-06-15
   days on market $185,000 Active 1171 DOM
6. 2026-06-14
   days on market $185,000 Active 1169 DOM
7. 2026-06-12
   days on market $185,000 Active 1168 DOM
8. 2026-06-09
   days on market $185,000 Active 1165 DOM
9. 2026-06-08
   days on market $185,000 Active 1164 DOM
10. 2026-06-07
    days on market $185,000 Active 1163 DOM
11. 2026-06-07
    days on market $185,000 Active 1162 DOM
12. 2026-06-04
    days on market $185,000 Active 1159 DOM
13. 2026-06-02
    days on market $185,000 Active 1158 DOM
14. 2026-06-01
    days on market $185,000 Active 1157 DOM
15. 2026-05-31
    days on market $185,000 Active 1156 DOM
16. 2026-05-31
    days on market $185,000 Active 1155 DOM
17. 2024-04-02
    status Active
18. 2024-03-16
    historical
19. 2023-03-15
    listed $185,000 Active
20. 2022-12-05
    historical
21. 2022-07-14
    listed $194,999 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: $23,511
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$5,382
• Taxable income: $304
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $3,159/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

-5.1% since first listed

5 events — show timeline

• 2024-04-02 Relisted — FRESNOMLS
• 2024-03-16 Delisted — FRESNOMLS
• 2023-03-15 Listed $185,000 FRESNOMLS
• 2022-12-05 Listing Removed — CRMLS
• 2022-07-14 Listed $194,999 CRMLS