None · Squaw Valley, CA 93675

$140,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 99 Days on market

Built 1976 7.71 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
• 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

Double-wide mobile home on a large rural lot. Other simple structures on the lot. Probate, short sale. Buyer to verify all details.

Key facts

• 7.71 acre lot
• 10 parking spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: schools F, amenities F, commute 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.
• Market conditions: 75 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 $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $140k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.3

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $28,837
• Equity at exit: $20,874

10-year hold

• IRR: 26.6%
• Equity multiple: 3.33×
• Total profit: $91,482
• Equity at exit: $12,105

Cash invested: $39,200 (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 93675

• Home prices YoY: -2.1%
• Active inventory: 75
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $809

Break-even live

Break-even rent $1,176

Max offer price $140,000

Occupancy floor 58%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 99 DOM
2. 2026-06-17
   days on market $140,000 Active 98 DOM
3. 2026-06-16
   days on market $140,000 Active 97 DOM
4. 2026-06-15
   days on market $140,000 Active 96 DOM
5. 2026-06-13
   days on market $140,000 Active 94 DOM
6. 2026-06-13
   days on market $140,000 Active 93 DOM
7. 2026-06-10
   days on market $140,000 Active 91 DOM
8. 2026-06-09
   days on market $140,000 Active 90 DOM
9. 2026-06-08
   days on market $140,000 Active 89 DOM
10. 2026-06-07
    days on market $140,000 Active 88 DOM
11. 2026-06-03
    days on market $140,000 Active 84 DOM
12. 2026-06-02
    days on market $140,000 Active 83 DOM
13. 2026-06-01
    days on market $140,000 Active 82 DOM
14. 2026-05-31
    days on market $140,000 Active 81 DOM
15. 1982-03-18
    soldstatus $23,500

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$220/yr (+$18/mo · 26.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 7/10 Severe 8 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 56 unhealthy d/yr today · 60 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,401
• − Mortgage interest: −$7,842
• − Property taxes: −$844
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,073
• Taxable income: $7,921
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $7,805/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

1 event — show timeline

• 1982-03-18 Sold (Public Records) $23,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $844 · +1.9% YoY. Source: county tax records.