14610 Mono Way #7 · East Sonora, CA 95370

$34,900

2 bd · 1.0 ba · 1,040 sqft · Manufactured public records · 141 Days on market

Built 1961 Est $26k · 34% over ↓ 4% since listing

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled 2 bedroom, 1 bath single wide mobile in senior park. Conveniently located near shopping and entertainment. New: flooring, paint, appliances, HVAC unit and more. Park has a community pool and clubhouse. Please call or text me for a showing appointment today.

Key facts

• Remodeled
• Clubhouse
• Community pool

Tags

• REMODELED
• COMMUNITY POOL
• CLUBHOUSE
• NEW FLOORING
• NEW PAINT
• NEW APPLIANCES

Property features AI

Finance

• HOA & community: Park: Tamarron Mobile Estates; Senior community; Clubhouse; Community pool (in-ground, no heat); Pets allowed with approvals and limits (cats and dogs OK); On-site laundry

Exterior

• Parking: Carport
• Utilities: Water/sewer/power details not specified
• Home design: Manufactured in park (mobile home); Single wide
• Construction: Aluminum siding; Approximately 720 square feet living area
• Exterior features: No yard; Level lot

Interior

• Kitchen: Built-in range; Range/oven (built-in); Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane central heating; Evaporative cooling
• Interior features: No additional rooms
• Laundry & utility: Community laundry available; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#501 in CA) — a middle-class / working-renter tenant base. Strengths: crime A-, health & safety A-; Watch: amenities F, commute F, cost of living F.
• Curtis Creek Elementary (rural): math 29% / reading 39% proficiency, ranked #278 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Curtis Creek Elementary (math 29% / reading 39%, grade F, #755 of 1,571 statewide, top 49%, 440 students, 54% FRL); Sonora High (math 27% / reading 67%, grade D-, #389 of 1,170 statewide, top 35%, 919 students, 36% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 301 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tuolumne County population projected at -15% 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.64% ✓
• Cap rate: 41.98%
• Cash-on-cash: 127.45%
• DSCR: 6.67
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $26,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14610 Mono Way #37	0.00mi	2/2.0	1,000 (-4%)	14mo	$25,000	$25	78

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: —
• Equity multiple: 7.19×
• Total profit: $60,469
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 15.11×
• Total profit: $137,869
• Equity at exit: $3,018

Cash invested: $9,772 (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 95370

• Active inventory: 301
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $1,038

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,062	-5% $1,050	+0% $1,038	+5% $1,026	+10% $1,014
Rent	-10% $910	-5% $974	+0% $1,038	+5% $1,102	+10% $1,166
Rate	-1.0pp $1,055	-0.5pp $1,047	base $1,038	+0.5pp $1,029	+1.0pp $1,020

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $34,900 Active 141 DOM
2. 2026-06-19
   days on market $34,900 Active 139 DOM
3. 2026-06-18
   days on market $34,900 Active 138 DOM
4. 2026-06-17
   days on market $34,900 Active 137 DOM
5. 2026-06-16
   days on market $34,900 Active 136 DOM
6. 2026-06-15
   days on market $34,900 Active 135 DOM
7. 2026-06-14
   days on market $34,900 Active 133 DOM
8. 2026-06-12
   days on market $34,900 Active 132 DOM
9. 2026-06-10
   days on market $34,900 Active 130 DOM
10. 2026-06-09
    days on market $34,900 Active 129 DOM
11. 2026-06-08
    days on market $34,900 Active 128 DOM
12. 2026-06-07
    days on market $34,900 Active 127 DOM
13. 2026-06-05
    days on market $34,900 Active 125 DOM
14. 2026-06-05
    pricedays on market $34,900 Active 124 DOM
15. 2026-06-03
    days on market $37,900 Active 123 DOM
16. 2026-06-02
    days on market $37,900 Active 122 DOM
17. 2026-06-01
    days on market $37,900 Active 121 DOM
18. 2026-05-31
    days on market $37,900 Active 120 DOM
19. 2026-05-30
    days on market $37,900 Active 119 DOM
20. 2026-03-27
    price $37,900
21. 2026-02-01
    listed $39,500 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,428
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$1,015
• Taxable income: $12,651
• Est. tax owed @ 24.0%: −$3,036
• After-tax cash flow: $9,418/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: Curtis Creek Elementary
• NCES district ID: 0610320
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $54,986
• Composite: 29.96/100
• National rank: #6372
• State rank: #278 of 517 in CA

Livability — East Sonora

• Score: 62/100
• State rank: #501
• US rank: #17006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Sonora, CA
• City population: 28,373
• Population (ZIP): 28,373

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -322.67%
• Current HPI: 130.9637
• 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

-4.1% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $37,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-01 Listed $39,500 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+0.1%/yr

Latest (2025): $57 · -0.2% YoY. Source: county tax records.