50780 Rosemary · Squaw Valley, CA 93675

$256,500

3 bd · 2.0 ba · 1,820 sqft · Manufactured · 23 Days on market

Built 1989 4.10 ac lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks

Discover this property located in the scenic foothill community of Squaw Valley, offering an opportunity for owner-occupants, investors, or buyers seeking additional space and privacy. Situated on a generously sized lot, this property provides potential for outdoor use, recreation, gardening, or future improvements, subject to buyer verification and local regulations. Interior features include functional living areas with natural light and a flexible layout designed to accommodate a variety of needs. Enjoy a rural setting with convenient access to nearby amenities, outdoor recreation, and major commuting routes. Buyers are advised to independently verify all information including square foo

Key facts

• 4.1 acre lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• Other: Total units: 1; Lot size source: Assessor's data; Living area source: Assessor's data; Parcel number: 19035055
• Financial info: Assessments: Unknown

Exterior

• Parking: Attached garage; Two garage spaces (two total parking spaces)
• Utilities: Well water; Septic tank
• Home design: House; Single-story; No accessory dwelling unit
• Construction: Year built per assessor; No common walls
• Exterior features: No pool; Mountainous community setting; Lot described as 2–5 units per acre

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; All bedrooms located upstairs; Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Interior features: One-level home; Main-level entry; Has a view; Living room
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $256k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (17.9% below list).
• Recommended offer: $211k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Squaw Valley — 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 60/100 on livability (#583 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Kings Canyon Joint Unified (town): math 26% / reading 43% proficiency, ranked #288 of 517 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dunlap Elementary (math 32% / reading 44%, grade F, #660 of 1,571 statewide, top 42%, 418 students, 72% FRL); Reedley High (math 31% / reading 69%, grade D+, #331 of 1,170 statewide, top 28%, 1,848 students, 82% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 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 $8k of value loss. Plan a longer hold.
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $256k implies a 575% 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 $210,700 (17.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.1

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-35,641
• Equity at exit: $38,245

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-23,665
• Equity at exit: $22,177

Cash invested: $71,820 (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 93675

• Home prices YoY: -2.1%
• Active inventory: 77
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$1,345
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $94

Break-even live

Break-even rent $1,987

Max offer price $256,500

Occupancy floor 91%

Sensitivity live

Price	-10% $240	-5% $167	+0% $94	+5% $22	+10% $-51
Rent	-10% $-72	-5% $11	+0% $94	+5% $178	+10% $261
Rate	-1.0pp $224	-0.5pp $160	base $94	+0.5pp $28	+1.0pp $-40

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: $64,125
• Closing costs: $7,695
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $256,500 Active 23 DOM
2. 2026-06-18
   days on market $256,500 Active 20 DOM
3. 2026-06-17
   days on market $256,500 Active 19 DOM
4. 2026-06-16
   days on market $256,500 Active 18 DOM
5. 2026-06-15
   price $256,500 Active 17 DOM
6. 2026-06-15
   days on market $260,000 Active 17 DOM
7. 2026-06-13
   days on market $260,000 Active 15 DOM
8. 2026-06-13
   days on market $260,000 Active 14 DOM
9. 2026-06-10
   days on market $260,000 Active 12 DOM
10. 2026-06-09
    days on market $260,000 Active 11 DOM
11. 2026-06-08
    days on market $260,000 Active 10 DOM
12. 2026-06-07
    days on market $260,000 Active 9 DOM
13. 2026-06-03
    days on market $260,000 Active 5 DOM
14. 2026-06-02
    days on market $260,000 Active 4 DOM
15. 2026-06-01
    days on market $260,000 Active 3 DOM
16. 2026-05-31
    days on market $260,000 Active 2 DOM
17. 2026-05-18
    historical $260,000
18. 1979-10-31
    soldstatus $38,000

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,949 · $162/mo
• Expected delta: +$532/yr (+$44/mo · 37.6%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 4 d/yr ≥98°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 56 unhealthy d/yr today · 63 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,284
• − Mortgage interest: −$14,368
• − Property taxes: −$1,417
• − Insurance: −$1,282
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,462
• Taxable loss: −$3,291
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $1,923/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: Kings Canyon Joint Unified
• NCES district ID: 0619700
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $42,406
• Composite: 29.14/100
• National rank: #6582
• State rank: #288 of 517 in CA

Livability — Squaw Valley

• Score: 60/100
• State rank: #583
• US rank: #18982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Squaw Valley, CA
• City population: 3,739
• Population (ZIP): 3,739

Population outlook (Fresno County) Hauer SSP2

• Today (2025): 1,042,971 people
• By 2030: 1,072,198 · +2.8%
• By 2040: 1,122,408 · +7.6%
• By 2050: 1,157,251 · +11.0%
• By 2075: 1,182,575 · +13.4%
• By 2100: 1,105,899 · +6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Hispanic / Latino 39% Asian 11% Two or more races 10%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 61% English-only · Spanish 30% Other Asian/Pacific 5% Chinese 2%

Political lean MEDSL · Fresno

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 2.1pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: D+7.8 2016: D+3.9 2012: R+2.9 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.56%
• Current HPI: 343.5472
• 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

+575.0% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $256,500 CRMLS
• 2026-05-29 Listed $260,000 CRMLS
• 2026-05-18 Coming Soon $260,000 CRMLS
• 1979-10-31 Sold (Public Records) $38,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,417 · +2.0% YoY. Source: county tax records.