198 Maciver St #12 · Bishop, CA 93514

$59,500

1 bd · 1.0 ba · 672 sqft · Manufactured · 11 Days on market

Built 1982 Est $76k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sunrise Mobile Home Park offers a peaceful, affordable community exclusively for seniors aged 55 and older, owned and operated by the City of Bishop. Situated on the east side of town, this charming neighborhood features 41 homes and a community garden, nestled against scenic LADWP land. Its convenient location offers easy access to shopping and City Park, making it an ideal place for seniors who value comfort, community, and easy access. Take the first step toward your new home by participating in the simple pre qualification process to purchase a unit.

Key facts

• Community garden
• Built 1982
• Listed 11 days

Tags

• COMMUNITY GARDEN
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO CITY PARK

Property features AI

Finance

• HOA & community: Clubhouse; Located in a senior community; Subdivision: Sunrise

Exterior

• Utilities: Public water; Sewer connected; Propane available; Cable available
• Home design: Residential mobile home; Single-story
• Construction: Composition roof; Crawl space basement
• Exterior features: Covered patio/porch; Has a view

Interior

• Kitchen: Disposal; Range; Oven; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Has heating
• Interior features: Disposal; Range; Oven; Refrigerator; Carpet flooring; Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads 72/100 on livability (#186 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• Bishop Unified (town): math 25% / reading 36% proficiency, ranked #337 of 517 in CA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 18 units permitted in Inyo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Inyo County population projected at -18% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,500

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 3.86% ✓
• Cap rate: 34.60%
• Cash-on-cash: 101.10%
• DSCR: 5.50
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $75,936
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Maciver St #12	0.00mi	1/1.0	672 (0%)	0mo	$78,500	$117	100
198 Maciver Spc 16 St	0.02mi	1/1.0	679 (+1%)	2mo	$100,000	$147	96
198 Maciver #2 St	0.02mi	1/1.0	616 (-8%)	8mo	$69,900	$113	78
198 Maciver St	0.03mi	1/1.0	616 (-8%)	17mo	$62,000	$101	70
171 Maciver Spc 23 St	0.06mi	2/1.0 (+1)	722 (+7%)	17mo	$45,000	$62	66
399 E Yaney #10 St	0.30mi	1/1.0	720 (+7%)	10mo	$47,500	$66	65

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: —
• Equity multiple: 5.79×
• Total profit: $79,792
• Equity at exit: $8,872

10-year hold

• IRR: —
• Equity multiple: 12.09×
• Total profit: $184,738
• Equity at exit: $5,144

Cash invested: $16,660 (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 93514

• Active inventory: 74
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,404

Break-even live

Break-even rent $520

Max offer price $59,500

Occupancy floor 34%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 E Line St Unit B Bishop, CA	2.0	1.0	750	$2,400	$3.20	21d	1	0.67mi
162 E Line St Ste H Bishop, CA	1.0	1.0	710	$2,200	$3.10	43d	1	0.67mi

Listing history 4 events

1. 2026-05-31
   status $59,500 Pending 11 DOM
2. 2026-05-31
   days on market $59,500 Active 11 DOM
3. 2026-05-31
   days on market $59,500 Active 10 DOM
4. 2026-05-20
   listed $59,500 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,567
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$1,731
• Taxable income: $16,903
• Est. tax owed @ 24.0%: −$4,057
• After-tax cash flow: $12,787/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: Bishop Unified
• NCES district ID: 0601409
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $49,430
• Composite: 26.52/100
• National rank: #7197
• State rank: #337 of 517 in CA

Livability — Bishop

• Score: 72/100
• State rank: #186
• US rank: #6082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishop, CA
• Population (ZIP): 14,961

Population outlook (Inyo County) Hauer SSP2

• Today (2025): 17,399 people
• By 2030: 16,824 · -3.3%
• By 2040: 15,543 · -10.7%
• By 2050: 14,332 · -17.6%
• By 2075: 12,213 · -29.8%
• By 2100: 9,997 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 14% Native American 9% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Inyo

• 2024 margin: Toss-up / Even · D 46.9% · R 49.9% · Other 3.1%
• 2008→2024 swing: +6.2pp toward D · 2008: -9.2pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+0.1 2016: R+13.7 2012: R+11.8 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -387.39%
• Current HPI: 231.287
• 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

• 2026-05-20 Listed $59,500 IMLS

Property tax history

-9.7%/yr

Latest (2025): $22 · +18.0% YoY. Source: county tax records.