14610 Mono Way #65 · East Sonora, CA 95370

$85,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 293 Days on market

Built 1969

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New stainless steal appliances, new carpet. New interior paint. This one won't last long. 2 bed, 2 bath with dining room, family room and a large living room. Master bath has a walk in shower. Park amenities include: club house and in ground community pool. Park is conveniently located near several shopping centers and is about 20 minutes to Black Oak Casino. Call or text me for a showing appointment.

Key facts

• Club house
• Conveniently located
• Parking

Tags

• NEWER LAMINATE FLOORING
• CLUB HOUSE
• IN GROUND COMMUNITY POOL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located in Tamarron Mobile Estates, space 65 (directions available)
• Financial info: Land lease: No (listed land lease amount present)
• HOA & community: No association; Senior community

Exterior

• Parking: Covered parking
• Utilities: Public sewer; Well water; 220 volts available in laundry
• Home design: Manufactured in park (double wide); Made in 1969; Aluminum skirting
• Construction: Composition roof
• Exterior features: Backyard; See remarks

Interior

• Kitchen: Dishwasher; Microwave; Laminate counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Tub with shower over; Shower stall(s)
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Sunken living room; Laminate countertops; Dining area in kitchen
• Laundry & utility: Laundry inside (220V in laundry area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#501 in CA) — a middle-class / working-renter tenant base. Strengths: crime A-, health & safety A-; Watch: schools D-, amenities F, commute F.
• Curtis Creek Elementary (rural): math 29% / reading 39% proficiency, ranked #278 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 299 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tuolumne County population projected at -15% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.87%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $26,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14610 Mono Way #37	0.00mi	2/2.0	1,000 (-4%)	14mo	$25,000	$25	82

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: 30.4%
• Equity multiple: 2.27×
• Total profit: $30,299
• Equity at exit: $12,674

10-year hold

• IRR: 37.6%
• Equity multiple: 4.50×
• Total profit: $83,203
• Equity at exit: $7,349

Cash invested: $23,800 (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 95370

• Active inventory: 299
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $692

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 52%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 293 DOM
2. 2026-06-18
   days on market $85,000 Active 292 DOM
3. 2026-06-17
   days on market $85,000 Active 291 DOM
4. 2026-06-16
   days on market $85,000 Active 290 DOM
5. 2026-06-15
   days on market $85,000 Active 289 DOM
6. 2026-06-14
   days on market $85,000 Active 287 DOM
7. 2026-06-12
   days on market $85,000 Active 286 DOM
8. 2026-06-10
   days on market $85,000 Active 284 DOM
9. 2026-06-09
   days on market $85,000 Active 283 DOM
10. 2026-06-08
    days on market $85,000 Active 282 DOM
11. 2026-06-07
    days on market $85,000 Active 281 DOM
12. 2026-06-05
    days on market $85,000 Active 279 DOM
13. 2026-06-05
    days on market $85,000 Active 278 DOM
14. 2026-06-03
    days on market $85,000 Active 277 DOM
15. 2026-06-02
    days on market $85,000 Active 276 DOM
16. 2026-06-01
    days on market $85,000 Active 275 DOM
17. 2026-05-31
    days on market $85,000 Active 274 DOM
18. 2026-05-30
    days on market $85,000 Active 273 DOM
19. 2024-09-16
    soldstatus $75,500 404-char remark

    Show marketing remark (404 chars)

    New stainless steal appliances, new carpet. New interior paint. This one won't last long. 2 bed, 2 bath with dining room, family room and a large living room. Master bath has a walk in shower. Park amenities include: club house and in ground community pool. Park is conveniently located near several shopping centers and is about 20 minutes to Black Oak Casino. Call or text me for a showing appointment.

20. 2024-05-10
    listed $75,500 404-char remark

    Show marketing remark (404 chars)

    New stainless steal appliances, new carpet. New interior paint. This one won't last long. 2 bed, 2 bath with dining room, family room and a large living room. Master bath has a walk in shower. Park amenities include: club house and in ground community pool. Park is conveniently located near several shopping centers and is about 20 minutes to Black Oak Casino. Call or text me for a showing appointment.

21. 2018-05-07
    soldstatus $24,000 372-char remark

    Show marketing remark (372 chars)

    Take a look at this double wide located in a quiet senior park. 2 bed, 2 bath with dining room, family room and a large living room. Mstr bath has a walk in shower. Park amenities include: club house and in ground community pool. Park is conveniently located near several shopping centers and is about 20 minutes to Black Oak Casino. Take a look, this one won't last long.

22. 2018-04-20
    listed $18,999 372-char remark

    Show marketing remark (372 chars)

    Take a look at this double wide located in a quiet senior park. 2 bed, 2 bath with dining room, family room and a large living room. Mstr bath has a walk in shower. Park amenities include: club house and in ground community pool. Park is conveniently located near several shopping centers and is about 20 minutes to Black Oak Casino. Take a look, this one won't last long.

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,428
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,473
• Taxable income: $7,386
• Est. tax owed @ 24.0%: −$1,773
• After-tax cash flow: $6,527/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: Curtis Creek Elementary
• NCES district ID: 0610320
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $54,986
• Composite: 29.96/100
• National rank: #6372
• State rank: #278 of 517 in CA

Livability — East Sonora

• Score: 62/100
• State rank: #501
• US rank: #17006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Sonora, CA
• City population: 28,373
• Population (ZIP): 28,373

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -322.67%
• Current HPI: 130.9637
• 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

+297.4% since first listed

4 events — show timeline

• 2024-09-16 Sold (MLS) $75,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-10 Listed $75,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-05-07 Sold (MLS) $24,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-04-20 Listed $18,999 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+0.1%/yr

Latest (2025): $115 · +5531.4% YoY. Source: county tax records.