2268 Mcgalliard Ave · Dixon Lane-MeadowCreek, CA 93514

$125,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 92 Days on market

Built 1978 $93/sqft · 9% below area Est $138k · 9% under ↓ 3% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home nestled in the desirable Highlands Senior Park community. This inviting home features fresh new paint throughout, giving it a bright and refreshed feel from the moment you step inside. Enjoy a cozy and comfortable living space with both a wood-burning stove and a pellet stove-perfect for staying warm and creating a relaxing atmosphere year-round. Step outside to a cute, well-kept yard filled with flowers and mature trees, offering a peaceful outdoor retreat. The home also includes a covered patio, ideal for enjoying your morning coffee or entertaining guests in any season. Additional features include: Covered carport for convenient parking and a storage shed for extra space and organization.

Key facts

• Covered patio
• Storage shed
• Pellet stove

Tags

• WOOD BURNING STOVE
• PELLET STOVE
• COVERED PATIO
• WELL KEPT YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1978 — 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. 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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $138,000
• List price: $125,000
• Delta: -9.42%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2293 Galloway Ave	0.08mi	2/2.0	1,334 (-1%)	11mo	$55,000	$41	86
2272 Brigadoon Ave	0.16mi	2/2.0	1,344 (0%)	10mo	$62,500	$47	84
1495 Argyle Ln	0.07mi	2/2.0	1,248 (-7%)	6mo	$105,000	$84	80
2323 Grazide Cir	0.44mi	2/2.0	1,344 (0%)	1mo	$480,000	$357	78
2269 Galloway Ave	0.06mi	2/2.0	1,440 (+7%)	11mo	$160,000	$111	76
2291 Baskerville Ave	0.07mi	2/2.0	1,248 (-7%)	11mo	$60,000	$48	75
2360 Brigadoon Ave	0.17mi	3/2.0 (+1)	1,440 (+7%)	3mo	$132,000	$92	73
1513 Dunbar Ln	0.15mi	2/2.0	1,440 (+7%)	12mo	$90,000	$63	71
2308 Loch Lomond Ave	0.13mi	3/2.0 (+1)	1,493 (+11%)	1mo	$195,000	$131	70
1519 Glenwood Ln	0.24mi	3/2.0 (+1)	1,440 (+7%)	3mo	$138,000	$96	69
2293 Darby Ave	0.10mi	3/2.0 (+1)	1,440 (+7%)	12mo	$88,000	$61	68
2307 Grazide Cir	0.44mi	2/2.0	1,440 (+7%)	6mo	$480,000	$333	62

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $29,007
• Equity at exit: $18,638

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $88,779
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $773

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 58%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 92 DOM
2. 2026-06-17
   days on market $125,000 Active 91 DOM
3. 2026-06-16
   days on market $125,000 Active 90 DOM
4. 2026-06-15
   days on market $125,000 Active 89 DOM
5. 2026-06-14
   days on market $125,000 Active 87 DOM
6. 2026-06-13
   pricedays on market $125,000 Active 86 DOM
7. 2026-06-10
   days on market $129,900 Active 84 DOM
8. 2026-06-09
   days on market $129,900 Active 83 DOM
9. 2026-06-08
   days on market $129,900 Active 82 DOM
10. 2026-06-07
    days on market $129,900 Active 81 DOM
11. 2026-06-05
    days on market $129,900 Active 78 DOM
12. 2026-06-03
    days on market $129,900 Active 77 DOM
13. 2026-06-02
    pricedays on market $129,900 Active 76 DOM
14. 2026-06-01
    days on market $135,000 Active 75 DOM
15. 2026-05-31
    days on market $135,000 Active 74 DOM
16. 2026-05-31
    days on market $135,000 Active 73 DOM
17. 2026-05-04
    price $135,000 773-char remark

    Show marketing remark (773 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home nestled in the desirable Highlands Senior Park community. This inviting home features fresh new paint throughout, giving it a bright and refreshed feel from the moment you step inside. Enjoy a cozy and comfortable living space with both a wood-burning stove and a pellet stove-perfect for staying warm and creating a relaxing atmosphere year-round. Step outside to a cute, well-kept yard filled with flowers and mature trees, offering a peaceful outdoor retreat. The home also includes a covered patio, ideal for enjoying your morning coffee or entertaining guests in any season. Additional features include: Covered carport for convenient parking and a storage shed for extra space and organization.

18. 2026-03-18
    listed $139,000 Active 773-char remark

    Show marketing remark (773 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home nestled in the desirable Highlands Senior Park community. This inviting home features fresh new paint throughout, giving it a bright and refreshed feel from the moment you step inside. Enjoy a cozy and comfortable living space with both a wood-burning stove and a pellet stove-perfect for staying warm and creating a relaxing atmosphere year-round. Step outside to a cute, well-kept yard filled with flowers and mature trees, offering a peaceful outdoor retreat. The home also includes a covered patio, ideal for enjoying your morning coffee or entertaining guests in any season. Additional features include: Covered carport for convenient parking and a storage shed for extra space and organization.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,863
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$3,636
• Taxable income: $7,747
• Est. tax owed @ 24.0%: −$1,859
• After-tax cash flow: $7,417/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 — Dixon Lane-MeadowCreek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dixon Lane-MeadowCreek, 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

-2.9% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $135,000 IMLS
• 2026-03-18 Listed $139,000 IMLS

Property tax history

-1.0%/yr

Latest (2025): $212 · +9.4% YoY. Source: county tax records.