7 Riverside Tract · Dardanelle, CA 95314

$65,000

2 bd · 1.0 ba · 746 sqft · SingleFamily · 22 Days on market

Built 1932 Fair condition 0.39 ac lot

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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
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

CHARMING 1/2 INTEREST OWNERSHIP CABIN in the Sierra Nevada Mountains. Situated just minutes from Dardanelles Resort and a couple more minutes to Kennedy Meadow's this is a perfect landing spot to recreate in the Summer. Relax with the sounds of the Stanislaus River in the background and nature surrounding you. Seasonal streams border the proper with a spring providing water to the cabin. This authentic cabin will take you back in time with many original features of the 1930's. Quaint and cozy you can find a full kitchen with a sink, propane oven, storage cabinets, counter space and refrigerator. The main living area provides a dining space within and bonus sleeping areas. The full bathroom

Key facts

• Full kitchen
• Seasonal streams
• Dardanelles resort

Tags

• SIERRA NEVADA MOUNTAINS
• DARDANELLES RESORT
• STANISLAUS RIVER
• SEASONAL STREAMS
• SPRING PROVIDING WATER
• FULL KITCHEN

Property features AI

Exterior

• Utilities: Spring water source; Septic tank sewer
• Home design: Single-family residence; Residential property; Built in 1932
• Construction: Wood construction
• Exterior features: Deck; Level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (street level)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom with shower-over-tub
• Heating & cooling: Wood stove heating
• Interior features: Stone fireplace; Main entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% 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.
• Summerville Union High (rural): math 30% / reading 65% proficiency, ranked #505 of 1,400 in CA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.72%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.7%
• Equity multiple: 2.90×
• Total profit: $34,622
• Equity at exit: $29,227

10-year hold

• IRR: 33.9%
• Equity multiple: 5.71×
• Total profit: $85,759
• Equity at exit: $45,042

Cash invested: $18,200 (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 95314

• Active inventory: 1
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $420

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $465	-5% $443	+0% $420	+5% $398	+10% $375
Rent	-10% $333	-5% $377	+0% $420	+5% $464	+10% $507
Rate	-1.0pp $453	-0.5pp $437	base $420	+0.5pp $404	+1.0pp $386

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 22 DOM
2. 2026-06-18
   days on market $65,000 Active 21 DOM
3. 2026-06-17
   days on market $65,000 Active 20 DOM
4. 2026-06-16
   days on market $65,000 Active 19 DOM
5. 2026-06-15
   days on market $65,000 Active 18 DOM
6. 2026-06-14
   days on market $65,000 Active 16 DOM
7. 2026-06-12
   days on market $65,000 Active 15 DOM
8. 2026-06-09
   days on market $65,000 Active 12 DOM
9. 2026-06-08
   days on market $65,000 Active 11 DOM
10. 2026-06-07
    days on market $65,000 Active 10 DOM
11. 2026-06-07
    days on market $65,000 Active 9 DOM
12. 2026-06-04
    days on market $65,000 Active 6 DOM
13. 2026-06-02
    days on market $65,000 Active 5 DOM
14. 2026-06-01
    days on market $65,000 Active 4 DOM
15. 2026-05-31
    days on market $65,000 Active 3 DOM
16. 2026-05-31
    days on market $65,000 Active 2 DOM
17. 2026-05-28
    listed $65,000 Active

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 11 d/yr ≥81°F today · 29 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,209
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$1,891
• Taxable income: $4,264
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,021/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

Fair 45/100 Moderate rehab

This charming cabin in the Sierra Nevada Mountains requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior paint, flooring, and HVAC system.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Major exterior paint — poor condition
• Major flooring — worn and in need of replacement
• Major interior paint — peeling and in need of repainting
• Major HVAC system — old and likely inefficient

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace flooring — improves living space and value
• Both update kitchen appliances — modernizes and increases value
• Both update bathroom fixtures — modernizes and increases value
• Both replace HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior paint · poor condition	Major	$15,000–50,000
flooring · worn and in need of replacement	Major	$15,000–50,000
interior paint · peeling and in need of repainting	Major	$15,000–50,000
HVAC system · old and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace flooring — improves living space and value ↑
• Both update kitchen appliances — modernizes and increases value ↑
• Both update bathroom fixtures — modernizes and increases value ↑
• Both replace HVAC system — improves comfort and energy efficiency ↑

ⓘ 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: Summerville Union High
• NCES district ID: 0638280
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $51,350
• Composite: 42.89/100
• National rank: #6713
• State rank: #505 of 1400 in CA

Livability — Dardanelle

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

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-28 Listed $65,000 bridgeMLS, Bay East AOR, or Contra Costa AOR