23002 1/2 W Avenue D15 · Lake Hughes, CA 93536

$324,000

4 bd · 3.0 ba · 1,638 sqft · SingleFamily public records · 11 Days on market

Built 1985 9.94 ac lot

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner Will Carry & Cash (No utilities-Water, Gas, Electricity) Rustic Mountain Retreat on 9 Expansive Acres! Escape to peace and privacy with this unique 1,876 sq ft home tucked away in the tranquil mountains of Neenach. This spacious 4-bedroom, 3-bathroom residence offers the perfect opportunity for those seeking off-grid living, a weekend getaway. Set on a sprawling 9-acre lot, this property provides stunning panoramic views, fresh mountain air, and endless possibilities for outdoor enthusiasts, ranchers, or those simply looking to unplug. Please note: utilities are not currently connected, making this an ideal canvas for solar, well water, and other sustainable living solutions. Whether you're looking to renovate, or invest in raw mountain beauty, this property offers boundless potential in a serene natural setting. Seclusion, space, and star-filled skies await.

Key facts

• Off-grid living
• 9 expansive acres
• Star-filled skies

Tags

• 9 EXPANSIVE ACRES
• OFF-GRID LIVING
• STUNNING PANORAMIC VIEWS
• SERENE NATURAL SETTING
• STAR-FILLED SKIES

Property features AI

Finance

• Other: Total units: 1; No common walls; Zoning: LCA25*; Lot described as 6-10 units/acre; Lot size source: Assessor's data
• HOA & community: Community offers hiking and mountainous surroundings

Exterior

• Utilities: Sewer or septic: unknown; Water source: none listed; No utilities details provided
• Home design: House; Two stories; Entry on level 1; Has view
• Construction: Stucco construction; Metal roof; No accessory dwelling unit
• Exterior features: Desert front and back landscaping; No pool; No fencing

Interior

• Kitchen: No appliances listed
• Bedrooms: Main level bedroom (primary)
• Flooring: Laminated flooring
• Bathrooms: 3 full bathrooms; 1 bathroom on the main level
• Interior features: Front entry; Two levels; Main floor primary bedroom; Loft; Primary bathroom
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $324k).
• Cap rate 8.8% vs local median 3.5% in Lake Hughes — 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 50/100 on livability (#1,119 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: crime D-, amenities F, commute F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 1139 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 37% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $51k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $324k implies a 710% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,000

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. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-19,445
• Equity at exit: $48,309

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $340
• Equity at exit: $28,014

Cash invested: $90,720 (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 93536

• Rents YoY: -1.2%
• Active inventory: 1139
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,299 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $673

Break-even live

Break-even rent $2,447

Max offer price $324,000

Occupancy floor 75%

Sensitivity live

Price	-10% $856	-5% $765	+0% $673	+5% $581	+10% $490
Rent	-10% $412	-5% $543	+0% $673	+5% $803	+10% $934
Rate	-1.0pp $836	-0.5pp $755	base $673	+0.5pp $589	+1.0pp $504

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $324,000 Active 11 DOM
2. 2026-06-18
   days on market $324,000 Active 8 DOM
3. 2026-06-17
   days on market $324,000 Active 7 DOM
4. 2026-06-16
   days on market $324,000 Active 6 DOM
5. 2026-06-15
   days on market $324,000 Active 5 DOM
6. 2026-06-13
   days on market $324,000 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $324,000 Active 2 DOM
8. 2026-06-09
   days on market $324,000 Active 278 DOM
9. 2026-06-08
   days on market $324,000 Active 277 DOM
10. 2026-06-07
    days on market $324,000 Active 276 DOM
11. 2026-06-04
    days on market $324,000 Active 273 DOM
12. 2026-06-03
    days on market $324,000 Active 272 DOM
13. 2026-06-02
    days on market $324,000 Active 271 DOM
14. 2026-06-01
    days on market $324,000 Active 270 DOM
15. 2026-05-31
    days on market $324,000 Active 269 DOM
16. 2026-04-03
    price $324,000 884-char remark

    Show marketing remark (884 chars)

    Owner Will Carry & Cash (No utilities-Water, Gas, Electricity) Rustic Mountain Retreat on 9 Expansive Acres! Escape to peace and privacy with this unique 1,876 sq ft home tucked away in the tranquil mountains of Neenach. This spacious 4-bedroom, 3-bathroom residence offers the perfect opportunity for those seeking off-grid living, a weekend getaway. Set on a sprawling 9-acre lot, this property provides stunning panoramic views, fresh mountain air, and endless possibilities for outdoor enthusiasts, ranchers, or those simply looking to unplug. Please note: utilities are not currently connected, making this an ideal canvas for solar, well water, and other sustainable living solutions. Whether you're looking to renovate, or invest in raw mountain beauty, this property offers boundless potential in a serene natural setting. Seclusion, space, and star-filled skies await.

17. 2026-04-03
    price $324,000

    Show marketing remark (884 chars)

    Owner Will Carry & Cash (No utilities-Water, Gas, Electricity) Rustic Mountain Retreat on 9 Expansive Acres! Escape to peace and privacy with this unique 1,876 sq ft home tucked away in the tranquil mountains of Neenach. This spacious 4-bedroom, 3-bathroom residence offers the perfect opportunity for those seeking off-grid living, a weekend getaway. Set on a sprawling 9-acre lot, this property provides stunning panoramic views, fresh mountain air, and endless possibilities for outdoor enthusiasts, ranchers, or those simply looking to unplug. Please note: utilities are not currently connected, making this an ideal canvas for solar, well water, and other sustainable living solutions. Whether you're looking to renovate, or invest in raw mountain beauty, this property offers boundless potential in a serene natural setting. Seclusion, space, and star-filled skies await.

18. 2025-09-04
    listed $374,900 Active 884-char remark

    Show marketing remark (884 chars)

    Owner Will Carry & Cash (No utilities-Water, Gas, Electricity) Rustic Mountain Retreat on 9 Expansive Acres! Escape to peace and privacy with this unique 1,876 sq ft home tucked away in the tranquil mountains of Neenach. This spacious 4-bedroom, 3-bathroom residence offers the perfect opportunity for those seeking off-grid living, a weekend getaway. Set on a sprawling 9-acre lot, this property provides stunning panoramic views, fresh mountain air, and endless possibilities for outdoor enthusiasts, ranchers, or those simply looking to unplug. Please note: utilities are not currently connected, making this an ideal canvas for solar, well water, and other sustainable living solutions. Whether you're looking to renovate, or invest in raw mountain beauty, this property offers boundless potential in a serene natural setting. Seclusion, space, and star-filled skies await.

19. 2025-09-04
    listed $374,900 Active

    Show marketing remark (884 chars)

    Owner Will Carry & Cash (No utilities-Water, Gas, Electricity) Rustic Mountain Retreat on 9 Expansive Acres! Escape to peace and privacy with this unique 1,876 sq ft home tucked away in the tranquil mountains of Neenach. This spacious 4-bedroom, 3-bathroom residence offers the perfect opportunity for those seeking off-grid living, a weekend getaway. Set on a sprawling 9-acre lot, this property provides stunning panoramic views, fresh mountain air, and endless possibilities for outdoor enthusiasts, ranchers, or those simply looking to unplug. Please note: utilities are not currently connected, making this an ideal canvas for solar, well water, and other sustainable living solutions. Whether you're looking to renovate, or invest in raw mountain beauty, this property offers boundless potential in a serene natural setting. Seclusion, space, and star-filled skies await.

20. 1979-10-19
    soldstatus $40,000

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $2,462 · $205/mo
• Expected delta: +$1,277/yr (+$106/mo · 107.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,582
• − Mortgage interest: −$18,149
• − Property taxes: −$1,185
• − Insurance: −$1,620
• − Repairs & maintenance: −$3,167
• − Management: −$3,167
• − Depreciation: −$9,425
• Taxable income: $2,869
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $7,387/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Lake Hughes

• Score: 50/100
• State rank: #1119
• US rank: #25621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 73,412
• Household income: $106,903
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1998.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 39% Hispanic / Latino 37% Two or more races 19% Black 13% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 75% English-only · Spanish 19% Tagalog/Filipino 2% Arabic 1%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.64%
• Current HPI: 357.0605
• Rent YoY: ▼ -1.20%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• 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

+710.0% since first listed

5 events — show timeline

• 2026-04-03 Price Changed $324,000 AVMLS
• 2026-04-03 Price Changed $324,000 CRMLS
• 2025-09-04 Listed $374,900 CRMLS
• 2025-09-04 Listed $374,900 AVMLS
• 1979-10-19 Sold (Public Records) $40,000 Public Records

Property tax history

+1.7%/yr

Latest (2018): $1,185 · +1.7% YoY. Source: county tax records.