20654 Charlotte Ct

Soulsbyville, CA 95372

$239,999B-

3 bd · 1.0 ba · 1,144 sqft · Built 1965 · SingleFamily · Pending · 5 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,387/mo
• Mortgage (P&I): −$1,259
• Tax + insurance: −$151
• HOA: −$0
• Vac / Maint / Mgmt: −$501
• Net cashflow: $476/mo
• Annual: $5,709/yr
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• 1% rule: 0.99%
• Cash to close: $67,200

Investor read

• This is a 3-bed/1.0-bath single-family listed at $240k.
• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (0.6% below list).
• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $239k (0.6% below list) — sets the bar for 1% rule.
• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Location reads 57/100 on livability (#731 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B+, employment B+; Watch: amenities F, commute F, cost of living F.
• Soulsbyville Elementary (town): math 30% / reading 38% proficiency, ranked #272 of 517 in CA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Soulsbyville Elementary (math 30% / reading 38%, grade F, #755 of 1,571 statewide, top 49%, 484 students, 44% FRL); Sonora High (math 27% / reading 67%, grade D-, #389 of 1,170 statewide, top 35%, 919 students, 36% FRL).
• Market conditions: 14 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).
• Tuolumne County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.