50 80|50 Private Residence Club Canyon Blvd #b12-2 Unit B12-2 · Mammoth Lakes, CA 93546

$100,000

2 bd · 2.0 ba · 2,000 sqft · Condo · 121 Days on market

Built 2006 Excellent condition $50/sqft · 37% below area Est $160k · 37% under $1796/mo HOA · 59% of rent ↓ 52% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +9.1/30.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fractional ownership can be an appealing option for second home owners who want to enjoy the benefits of owning a vacation property without the full financial and logistical commitments associated with sole ownership. 80|50 Mammoth has an amazing location adjacent to the Gondola and Village at Mammoth. Large floorplans that are great for the whole family. Ski Bridge to the Gondola makes skiing and Village access easy. Rooftop spa area for owners to enjoy the Sherwin views.

Key facts

• Sherwin views
• Rooftop spa area
• $1,796 HOA

Tags

• ADJACENT TO THE GONDOLA
• SKI BRIDGE TO THE GONDOLA
• ROOFTOP SPA AREA
• SHERWIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-77 ($-919/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (11.1% below list).
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 1.3% in Mammoth Lakes — 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 71/100 on livability (#213 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: schools D, crime D, cost of living F.
• Mammoth Unified (town): math 37% / reading 52% proficiency, ranked #549 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 252 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).
• This rent runs 35% of the median local income ($106k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mono County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 59% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.05% ✓
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 2.7

CMA / ARV

• ARV (median comp): $159,776
• List price: $100,000
• Delta: -37.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-19,933
• Equity at exit: $14,910

10-year hold

• IRR: -10.6%
• Equity multiple: 0.32×
• Total profit: $-18,968
• Equity at exit: $8,646

Cash invested: $28,000 (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 93546

• Active inventory: 252
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $3,051 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$1,796
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-77

Break-even live

Break-even rent $3,148

Max offer price $88,916

Occupancy floor 98%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 St Moritz Rd Mammoth Lakes, CA	3.0	3.0	1537	$6,000	$3.90	44d	1	0.54mi
406 Monterey Pl Mammoth Lakes, CA	3.0	2.0	1721	$5,500	$3.20	2d	1	0.70mi

HOA detail condo

• Monthly dues: $1,796 · $21,552/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $100,000 Active 121 DOM
2. 2026-06-17
   days on market $100,000 Active 120 DOM
3. 2026-06-16
   days on market $100,000 Active 119 DOM
4. 2026-06-15
   days on market $100,000 Active 118 DOM
5. 2026-06-14
   days on market $100,000 Active 116 DOM
6. 2026-06-13
   days on market $100,000 Active 115 DOM
7. 2026-06-10
   days on market $100,000 Active 113 DOM
8. 2026-06-09
   days on market $100,000 Active 112 DOM
9. 2026-06-08
   days on market $100,000 Active 111 DOM
10. 2026-06-07
    days on market $100,000 Active 110 DOM
11. 2026-06-05
    days on market $100,000 Active 107 DOM
12. 2026-06-03
    days on market $100,000 Active 106 DOM
13. 2026-06-02
    days on market $100,000 Active 105 DOM
14. 2026-06-01
    days on market $100,000 Active 104 DOM
15. 2026-05-31
    days on market $100,000 Active 103 DOM
16. 2026-05-31
    days on market $100,000 Active 102 DOM
17. 2026-02-17
    listed $100,000 Active 477-char remark

    Show marketing remark (477 chars)

    Fractional ownership can be an appealing option for second home owners who want to enjoy the benefits of owning a vacation property without the full financial and logistical commitments associated with sole ownership. 80|50 Mammoth has an amazing location adjacent to the Gondola and Village at Mammoth. Large floorplans that are great for the whole family. Ski Bridge to the Gondola makes skiing and Village access easy. Rooftop spa area for owners to enjoy the Sherwin views.

18. 2015-04-17
    soldstatus $110,000
19. 2015-04-02
    listed $110,000
20. 2011-01-07
    listed $210,000

ⓘ 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 1/10 Low 8 d/yr ≥79°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 53 unhealthy d/yr today · 56 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,615
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,929
• − Management: −$2,929
• − HOA: −$21,552
• − Depreciation: −$2,909
• Taxable loss: −$1,306
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $-606/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This well-maintained and updated condo is in excellent condition with a great location and modern amenities. It's ready for immediate occupancy and would be a great investment.

Value-add opportunities

• Both update landscaping — enhances curb appeal and resale value
• Both install smart home technology — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both update landscaping — enhances curb appeal and resale value ↑
• Both install smart home technology — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mammoth Unified
• NCES district ID: 0623530
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 52% ▲ 6.00%
• Median HH income: $61,602
• Composite: 41.54/100
• National rank: #7267
• State rank: #549 of 1400 in CA

Livability — Mammoth Lakes

• Score: 71/100
• State rank: #213
• US rank: #6710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Lakes, CA
• County: Mono County · 9,000 people
• City population: 9,000
• Metro: nan
• Population (ZIP): 9,000
• Household income: $105,577
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 182.0

Population outlook (Mono County) Hauer SSP2

• Today (2025): 13,077 people
• By 2030: 12,478 · -4.6%
• By 2040: 11,119 · -15.0%
• By 2050: 9,769 · -25.3%
• By 2075: 6,861 · -47.5%
• By 2100: 5,762 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 4% Iranian 3% Slovak 3%
• Foreign-born: 19% · Canada
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Mono

• 2024 margin: Strong D (+20.2) · D 58.1% · R 37.8% · Other 4.1%
• 2008→2024 swing: +7.0pp toward D · 2008: 13.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+22.3 2016: D+11.9 2012: D+7.6 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -338.42%
• Current HPI: 166.8869
• Rent YoY: —
• Metro: nan
• 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

-52.4% since first listed

4 events — show timeline

• 2026-02-17 Listed $100,000 MLBOR
• 2015-04-17 Sold (MLS) $110,000 MLBOR
• 2015-04-02 Listed $110,000 MLBOR
• 2011-01-07 Listed $210,000 MLBOR