39737 Road 274 #14 · Bass Lake, CA 93604

$180,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily · 20 Days on market

Built 1988

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, peaceful living in the highly desirable Sierra Springs 55+ community near Bass Lake. This beautifully maintained home offers the perfect blend of comfort, charm, and functionality. Set on a spacious, usable lot, the property features vibrant landscaping, a quaint garden area, and two convenient storage sheds. Enjoy year-round relaxation in the fully screened and insulated porch, complete with power, ideal as a sunroom, hobby space, or additional living area. Inside, the home shines with updated laminate flooring, fresh interior and exterior paint, and a cozy gas stove that anchors the inviting living room. The open-concept great room creates a seamless flow for both everyday living and entertaining, while abundant storage throughout adds to the home’s practicality. This turnkey property offers a serene lifestyle in a sought after community.

Key facts

• Vibrant landscaping
• Quaint garden area
• Storage sheds

Tags

• SIERRA SPRINGS COMMUNITY
• VIBRANT LANDSCAPING
• QUAINT GARDEN AREA
• STORAGE SHEDS
• FULLY SCREENED PORCH
• UPDATED LAMINATE FLOORING

Property features AI

Finance

• Other: Living area source: Owner; Directions: Highway 41 to Road 222. Stay straight onto Road 274. Left on Beasore and then take an immediate right into park. Space #14.; County: Madera
• HOA & community: Association amenities: Other/None

Exterior

• Parking: Carport (has carport)
• Utilities: Electric service on; Public sewer; Public utilities and propane
• Home design: Manufactured home; Park space rented; Call listing agent for mobile home make
• Construction: Wood siding; Composition roof; Wood subfloor foundation; Manufactured home construction
• Exterior features: One level; Covered patio/porch; Shed(s); Foothill setting

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 bathrooms with tub/shower
• Heating & cooling: Central heating and cooling; Has heating and has cooling
• Interior features: Electric appliances; Double-pane windows; Free-standing fireplace (1)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $29 ($342/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 $170k (5.7% below list).
• Recommended offer: $170k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 0.4% in Bass Lake — 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 53/100 on livability (#975 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A-, housing B; Watch: amenities F, commute F, cost of living F.
• Zoned schools: Oakhurst Elementary (math 22% / reading 32%, grade F, #917 of 1,571 statewide, top 60%, 352 students, 64% FRL); Oak Creek Intermediate (math 27% / reading 42%, grade F, #183 of 498 statewide, top 38%, 204 students, 68% FRL).
• Market conditions: 52 active listings in the ZIP; 1,346 units permitted in Madera County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 8 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 $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,655 (5.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $2,206,060
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39117 Poplar	0.61mi	3/2.0	1,456 (-0%)	19mo	$2,200,000	$1,511	55
39117 Poplar	0.61mi	3/2.0	1,456 (-0%)	19mo	$2,200,000	$1,511	55
39261 Cedar	0.39mi	3/2.5	1,668 (+14%)	12mo	$699,000	$419	46
39451 E Idylwild	0.71mi	3/2.0	1,400 (-4%)	17mo	$690,000	$493	46

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-27,285
• Equity at exit: $26,839

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-21,149
• Equity at exit: $15,563

Cash invested: $50,400 (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 93604

• Home prices YoY: -9.9%
• Active inventory: 52
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $29

Break-even live

Break-even rent $1,660

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $153	-5% $91	+0% $29	+5% $-34	+10% $-96
Rent	-10% $-106	-5% $-39	+0% $29	+5% $96	+10% $163
Rate	-1.0pp $119	-0.5pp $74	base $29	+0.5pp $-18	+1.0pp $-66

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-22
   days on market $180,000 Active 20 DOM
2. 2026-06-21
   days on market $180,000 Active 19 DOM
3. 2026-06-19
   days on market $180,000 Active 17 DOM
4. 2026-06-18
   days on market $180,000 Active 16 DOM
5. 2026-06-17
   days on market $180,000 Active 15 DOM
6. 2026-06-16
   days on market $180,000 Active 14 DOM
7. 2026-06-15
   days on market $180,000 Active 13 DOM
8. 2026-06-14
   days on market $180,000 Active 11 DOM
9. 2026-06-12
   days on marketlisting id $180,000 Active 10 DOM
10. 2026-06-09
    days on market $180,000 Active 61 DOM
11. 2026-06-08
    days on market $180,000 Active 60 DOM
12. 2026-06-07
    days on market $180,000 Active 59 DOM
13. 2026-06-07
    days on market $180,000 Active 58 DOM
14. 2026-06-04
    days on marketlisting id $180,000 Active 55 DOM
15. 2026-06-02
    days on marketlisting id $180,000 Active 1 DOM
16. 2026-06-01
    days on market $180,000 Active 53 DOM
17. 2026-05-31
    days on market $180,000 Active 52 DOM
18. 2026-05-31
    days on market $180,000 Active 51 DOM
19. 2026-04-09
    listed $185,000 Active 875-char remark

    Show marketing remark (875 chars)

    Welcome to easy, peaceful living in the highly desirable Sierra Springs 55+ community near Bass Lake. This beautifully maintained home offers the perfect blend of comfort, charm, and functionality. Set on a spacious, usable lot, the property features vibrant landscaping, a quaint garden area, and two convenient storage sheds. Enjoy year-round relaxation in the fully screened and insulated porch, complete with power, ideal as a sunroom, hobby space, or additional living area. Inside, the home shines with updated laminate flooring, fresh interior and exterior paint, and a cozy gas stove that anchors the inviting living room. The open-concept great room creates a seamless flow for both everyday living and entertaining, while abundant storage throughout adds to the home’s practicality. This turnkey property offers a serene lifestyle in a sought after community.

20. 2026-04-08
    listed $185,000 Active
21. 2025-12-31
    historical
22. 2025-11-12
    listed $165,000 Active
23. 2025-10-30
    historical
24. 2025-09-09
    price $179,000
25. 2025-09-09
    price $179,000
26. 2025-08-08
    price $185,000
27. 2025-08-08
    price $185,000
28. 2025-05-02
    listed $189,000 Active
29. 2025-01-29
    historical
30. 2024-09-16
    price $191,500
31. 2024-09-16
    price $191,500
32. 2024-07-31
    listed $191,900 Active
33. 2014-09-19
    price $60,000
34. 2014-09-19
    historical
35. 2014-09-19
    status Pending Sale
36. 2014-09-17
    soldstatus $60,000 Sold
37. 2014-09-17
    soldstatus $60,000 Closed Sale
38. 2014-09-17
    soldstatus $60,000 Closed Sale
39. 2014-08-07
    historical
40. 2014-08-07
    price $68,000
41. 2014-08-07
    historical
42. 2014-07-10
    listed $68,000
43. 2014-07-09
    listed $68,000
44. 2013-03-03
    historical
45. 2012-02-16
    listed $72,500

ⓘ 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 10/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 53 unhealthy d/yr today · 63 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,359
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$1,714
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,236
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $974/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)

No district data.

Livability — Bass Lake

• Score: 53/100
• State rank: #975
• US rank: #24579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bass Lake, CA
• Population (ZIP): 518

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 10% Italian 4% Russian 2%
• Foreign-born: 5%
• Languages at home: 85% English-only · Arabic 15%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.83%
• Current HPI: 235.389
• 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

+155.2% since first listed

27 events — show timeline

• 2026-04-09 Listed $185,000 CRMLS
• 2026-04-08 Listed $185,000 FRESNOMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-11-12 Listed $165,000 CRMLS
• 2025-10-30 Listing Removed — CRMLS
• 2025-09-09 Price Changed $179,000 CRMLS
• 2025-09-09 Price Changed $179,000 FRESNOMLS
• 2025-08-08 Price Changed $185,000 CRMLS
• 2025-08-08 Price Changed $185,000 FRESNOMLS
• 2025-05-02 Listed $189,000 CRMLS
• 2025-01-29 Listing Removed — CRMLS
• 2024-09-16 Price Changed $191,500 CRMLS
• 2024-09-16 Price Changed $191,500 FRESNOMLS
• 2024-07-31 Listed $191,900 CRMLS
• 2014-09-19 Price Changed $60,000 FRESNOMLS
• 2014-09-19 Listing Removed — CRMLS
• 2014-09-19 Pending — CRMLS
• 2014-09-17 Sold (MLS) $60,000 CRMLS
• 2014-09-17 Sold (MLS) $60,000 CRMLS
• 2014-09-17 Sold (MLS) $60,000 FRESNOMLS
• 2014-08-07 Listing Removed — CRMLS
• 2014-08-07 Price Changed $68,000 FRESNOMLS
• 2014-08-07 Delisted — FRESNOMLS
• 2014-07-10 Listed $68,000 CRMLS
• 2014-07-09 Listed $68,000 FRESNOMLS
• 2013-03-03 Listing Removed — CRMLS
• 2012-02-16 Listed $72,500 CRMLS

Property tax history

-4.6%/yr

Latest (2017): $281 · -1.8% YoY. Source: county tax records.