5975 Evergreen Ln

Bootjack, CA 95338

$249,000B-

1 bd · 1.0 ba · 1,090 sqft · Built 1963 · SingleFamily · Active · 23 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,500/mo
• Mortgage (P&I): −$1,306
• Tax + insurance: −$162
• HOA: −$15
• Vac / Maint / Mgmt: −$735
• Net cashflow: $1,282/mo
• Annual: $15,382/yr
• Cap rate: 12.47%
• Cash-on-cash: 22.06%
• DSCR: 1.98
• 1% rule: 1.41%
• Cash to close: $69,720

Investor read

• This is a 1-bed/1.0-bath single-family listed at $249k.
• 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).
• It's been on market 23 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• 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.
• 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).
• Mariposa County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.