5975 Evergreen Ln · Bootjack, CA 95338

$249,000

1 bd · 1.0 ba · 1,090 sqft · SingleFamily · 23 Days on market

Built 1963 2.58 ac lot $15/mo HOA

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD HOME, This property features a one bedroom and bathroom and this property has a bedroom in the attic.

Key facts

• Thoughtful updates
• Vaulted ceilings
• Granite countertops

Tags

• RUSTIC CHARACTER
• THOUGHTFUL UPDATES
• COZY MOUNTAIN RETREAT
• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• WOOD BURNING STOVE

Property features AI

Finance

• Other: Living area per public records
• HOA & community: Has association; Annual association fee of $180; Community clubhouse, lake/pond, and playground

Exterior

• Parking: Open parking; Potential RV parking
• Utilities: Electricity connected; Electric service on; Septic tank
• Home design: Two-story single family residence; Composition roof; Wood siding exterior; Concrete foundation
• Construction: Wood siding construction; Composition roof; Concrete foundation
• Exterior features: Deck; Foothill setting; Pasture surroundings

Interior

• Kitchen: F/S Range/Oven; Electric appliances
• Flooring: Laminate
• Bathrooms: 1 bathroom with a shower
• Heating & cooling: Floor or wall heating unit; Evaporative cooling
• Interior features: Loft; Free-standing fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.3% in Bootjack — 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 48/100 on livability (#1,203 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: employment C-, crime F, amenities F.
• Mariposa County Unified (rural): math 27% / reading 42% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elementary (math 25% / reading 42%, grade F, #764 of 1,571 statewide, top 49%, 423 students, 62% FRL); Mariposa County High (math 47% / reading 57%, grade D+, #296 of 1,170 statewide, top 27%, 448 students, 61% FRL).
• Market conditions: 170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 89 units permitted in Mariposa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Mariposa County population projected at -23% 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $55k; list at $249k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,265 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
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: 1.41% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.06%
• DSCR: 1.98
• GRM: 5.9

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $41,198
• Equity at exit: $37,127

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $140,620
• Equity at exit: $21,529

Cash invested: $69,720 (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 95338

• Active inventory: 170
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$104
• HOA: −$15
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,282

Break-even live

Break-even rent $1,877

Max offer price $249,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,423	-5% $1,352	+0% $1,282	+5% $1,211	+10% $1,141
Rent	-10% $1,005	-5% $1,144	+0% $1,282	+5% $1,420	+10% $1,558
Rate	-1.0pp $1,407	-0.5pp $1,345	base $1,282	+0.5pp $1,217	+1.0pp $1,152

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Smither Rd Mariposa, CA	2.0	2.0	1474	$3,500	$2.37	45d	1	0.97mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 21 events

1. 2026-06-21
   days on market $249,000 Active 23 DOM
2. 2026-06-19
   days on market $249,000 Active 21 DOM
3. 2026-06-18
   days on market $249,000 Active 20 DOM
4. 2026-06-17
   days on market $249,000 Active 19 DOM
5. 2026-06-17
   listing id $249,000 Active 18 DOM
6. 2026-06-16
   days on market $249,000 Active 18 DOM
7. 2026-06-15
   days on market $249,000 Active 17 DOM
8. 2026-06-14
   days on market $249,000 Active 15 DOM
9. 2026-06-13
   days on market $249,000 Active 14 DOM
10. 2026-06-10
    days on market $249,000 Active 12 DOM
11. 2026-06-09
    days on market $249,000 Active 11 DOM
12. 2026-06-08
    days on market $249,000 Active 10 DOM
13. 2026-06-07
    days on market $249,000 Active 9 DOM
14. 2026-06-05
    days on market $249,000 Active 6 DOM
15. 2026-06-03
    days on market $249,000 Active 5 DOM
16. 2026-06-02
    days on market $249,000 Active 4 DOM
17. 2026-06-01
    days on market $249,000 Active 3 DOM
18. 2026-05-31
    days on market $249,000 Active 2 DOM
19. 2026-05-22
    listed $249,000 Active
20. 2012-12-20
    soldstatus $55,000 105-char remark

    Show marketing remark (105 chars)

    HUD HOME, This property features a one bedroom and bathroom and this property has a bedroom in the attic.

21. 2012-10-26
    listed $65,000 105-char remark

    Show marketing remark (105 chars)

    HUD HOME, This property features a one bedroom and bathroom and this property has a bedroom in the attic.

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $704 · $59/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,189/yr (+$99/mo · 168.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 9 d/yr ≥99°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 48 unhealthy d/yr today · 55 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$13,948
• − Property taxes: −$704
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$180
• − Depreciation: −$7,244
• Taxable income: $11,960
• Est. tax owed @ 24.0%: −$2,870
• After-tax cash flow: $12,512/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: Mariposa County Unified
• NCES district ID: 0623940
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $48,669
• Composite: 29.75/100
• National rank: #6438
• State rank: #282 of 517 in CA

Livability — Bootjack

• Score: 48/100
• State rank: #1203
• US rank: #26092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,164

Population outlook (Mariposa County) Hauer SSP2

• Today (2025): 15,956 people
• By 2030: 15,078 · -5.5%
• By 2040: 13,413 · -15.9%
• By 2050: 12,232 · -23.3%
• By 2075: 11,143 · -30.2%
• By 2100: 10,187 · -36.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 9% Hispanic / Latino 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 5% Italian 4% Russian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Mariposa

• 2024 margin: Strong R (+21.1) · D 38.1% · R 59.1% · Other 2.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -12.4pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+18.1 2016: R+23.2 2012: R+17.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.82%
• Current HPI: 140.3045
• 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

+283.1% since first listed

3 events — show timeline

• 2026-05-22 Listed $249,000 FRESNOMLS
• 2012-12-20 Sold (MLS) $55,000 CRMLS
• 2012-10-26 Listed $65,000 CRMLS

Property tax history

+1.0%/yr

Latest (2025): $704 · +2.6% YoY. Source: county tax records.