2906 Indian Dr · West Bishop, CA 93514

$3,550

3 bd · 4.0 ba · 3,456 sqft · SingleFamily public records · 107 Days on market

Built 1977 $1/sqft · 100% below area

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2906 Indian Creek Drive has a fenced-in yard, lawns, a nice stream with brown trout, and good views of the mountains and valley

Key facts

• Good views
• Fenced-in yard
• 2 garage spots

Tags

• FENCED-IN YARD
• GOOD VIEWS

🏷️ Possibly a rental listed for sale. The $3,550 price doesn't fit this home's estimated sale value (~$921,312) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $4k).
• Recommended offer: $3k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#562 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: schools D, amenities F, commute F.
• 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; 1 comparable units currently listed for rent nearby; 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 $24 of loan paydown is wiped out by about $106 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 $994 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $350 (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 10→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 95.77% ✓
• Cap rate: 905.94%
• Cash-on-cash: 3213.04%
• DSCR: 143.96
• GRM: 0.1

CMA / ARV

• ARV (median comp): $921,312
• List price: $3,550
• Delta: -99.61%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 171.01×
• Total profit: $168,986
• Equity at exit: $529

10-year hold

• IRR: —
• Equity multiple: 368.84×
• Total profit: $365,630
• Equity at exit: $307

Cash invested: $994 (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: 0.1×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$19
• Tax est. 1.5%: −$4 /mo · $53/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $2,661

Break-even live

Break-even rent $31

Max offer price $3,550

Occupancy floor 17%

Sensitivity live

Price	-10% $2,664	-5% $2,663	+0% $2,661	+5% $2,660	+10% $2,659
Rent	-10% $2,393	-5% $2,527	+0% $2,661	+5% $2,796	+10% $2,930
Rate	-1.0pp $2,663	-0.5pp $2,662	base $2,661	+0.5pp $2,661	+1.0pp $2,660

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: $888
• Closing costs: $106
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3695 Brookside Dr Bishop, CA	4.0	2.5	2400	$3,400	$1.42	22d	1	0.91mi

Listing history 30 events

1. 2026-06-21
   days on market $3,550 Active 107 DOM
2. 2026-06-18
   days on market $3,550 Active 104 DOM
3. 2026-06-17
   days on market $3,550 Active 103 DOM
4. 2026-06-16
   days on market $3,550 Active 102 DOM
5. 2026-06-15
   days on market $3,550 Active 101 DOM
6. 2026-06-14
   days on market $3,550 Active 99 DOM
7. 2026-06-13
   days on market $3,550 Active 98 DOM
8. 2026-06-10
   days on market $3,550 Active 96 DOM
9. 2026-06-09
   days on market $3,550 Active 95 DOM
10. 2026-06-08
    days on market $3,550 Active 94 DOM
11. 2026-06-07
    days on market $3,550 Active 93 DOM
12. 2026-06-05
    days on market $3,550 Active 90 DOM
13. 2026-06-03
    days on market $3,550 Active 89 DOM
14. 2026-06-02
    days on market $3,550 Active 88 DOM
15. 2026-06-01
    days on market $3,550 Active 87 DOM
16. 2026-05-31
    days on market $3,550 Active 86 DOM
17. 2026-05-31
    remarks 136-char remark
18. 2026-05-31
    pricedays on market $3,550 Active 85 DOM
19. 2026-03-23
    price $3,500 127-char remark

    Show marketing remark (127 chars)

    2906 Indian Creek Drive has a fenced-in yard, lawns, a nice stream with brown trout, and good views of the mountains and valley

20. 2026-03-06
    listed $3,900 Active 127-char remark

    Show marketing remark (127 chars)

    2906 Indian Creek Drive has a fenced-in yard, lawns, a nice stream with brown trout, and good views of the mountains and valley

21. 2023-01-26
    historical
22. 2022-12-01
    listed $710,000 Active
23. 2022-11-30
    listed $710,000 Active
24. 2022-11-18
    historical
25. 2022-08-15
    listed $799,000 Active
26. 2022-02-16
    soldstatus $660,000
27. 2016-03-11
    soldstatus $385,000
28. 2016-03-11
    soldstatus $385,000
29. 2015-11-02
    listed $385,000
30. 1977-11-29
    soldstatus $89,500

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 10 d/yr ≥98°F today · 29 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: $40,800
• − Mortgage interest: −$199
• − Property taxes: −$53
• − Insurance: −$18
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$103
• Taxable income: $33,899
• Est. tax owed @ 24.0%: −$8,136
• After-tax cash flow: $23,802/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 — West Bishop

• Score: 60/100
• State rank: #562
• US rank: #18540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Bishop, 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

-96.1% since first listed

12 events — show timeline

• 2026-03-23 Price Changed $3,500 IMLS
• 2026-03-06 Listed $3,900 IMLS
• 2023-01-26 Delisted — MLBOR
• 2022-12-01 Listed $710,000 IMLS
• 2022-11-30 Listed $710,000 MLBOR
• 2022-11-18 Listing Removed — CRMLS
• 2022-08-15 Listed $799,000 CRMLS
• 2022-02-16 Sold (Public Records) $660,000 Public Records
• 2016-03-11 Sold (Public Records) $385,000 Public Records
• 2016-03-11 Sold (MLS) $385,000 MLBOR
• 2015-11-02 Listed $385,000 MLBOR
• 1977-11-29 Sold (Public Records) $89,500 Public Records

Property tax history

+12.2%/yr

Latest (2025): $7,962 · +9.3% YoY. Source: county tax records.