2322 Galloway Ave · Dixon Lane-MeadowCreek, CA 93514

$105,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 373 Days on market

Built 1974 $78/sqft · 24% below area Est $138k · 24% under $780/mo HOA · 39% of rent

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Why this score? — see what drove the C 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

Key facts

• Newer heater
• Garage
• Enclosed sunroom

Tags

• LARGE LIVING ROOM
• DINING AREA
• FAMILY ROOM
• ENCLOSED SUNROOM
• NEWER HEATER
• GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $67 ($808/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $726 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $34k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 4.4

CMA / ARV

• ARV (median comp): $138,000
• List price: $105,000
• Delta: -23.91%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2293 Galloway Ave	0.05mi	2/2.0	1,334 (-1%)	11mo	$55,000	$41	87
2272 Brigadoon Ave	0.27mi	2/2.0	1,344 (0%)	10mo	$62,500	$47	79
2269 Galloway Ave	0.08mi	2/2.0	1,440 (+7%)	11mo	$160,000	$111	76
1495 Argyle Ln	0.20mi	2/2.0	1,248 (-7%)	6mo	$105,000	$84	74
2323 Grazide Cir	0.54mi	2/2.0	1,344 (0%)	2mo	$480,000	$357	74
1513 Dunbar Ln	0.11mi	2/2.0	1,440 (+7%)	12mo	$90,000	$63	73
2291 Baskerville Ave	0.16mi	2/2.0	1,248 (-7%)	11mo	$60,000	$48	72
2360 Brigadoon Ave	0.23mi	3/2.0 (+1)	1,440 (+7%)	3mo	$132,000	$92	70
1519 Glenwood Ln	0.27mi	3/2.0 (+1)	1,440 (+7%)	3mo	$138,000	$96	68
2308 Loch Lomond Ave	0.20mi	3/2.0 (+1)	1,493 (+11%)	1mo	$195,000	$131	67
2293 Darby Ave	0.20mi	3/2.0 (+1)	1,440 (+7%)	12mo	$88,000	$61	63
2307 Grazide Cir	0.54mi	2/2.0	1,440 (+7%)	6mo	$480,000	$333	58

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-12,214
• Equity at exit: $15,656

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,042
• Equity at exit: $9,078

Cash invested: $29,400 (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 93514

• Active inventory: 74
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$780
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $67

Break-even live

Break-even rent $1,906

Max offer price $105,000

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $104	+0% $67	+5% $31	+10% $-5
Rent	-10% $-90	-5% $-11	+0% $67	+5% $146	+10% $225
Rate	-1.0pp $120	-0.5pp $94	base $67	+0.5pp $40	+1.0pp $12

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $780 · $9,360/yr

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 373 DOM
2. 2026-06-17
   days on market $105,000 Active 372 DOM
3. 2026-06-16
   days on market $105,000 Active 371 DOM
4. 2026-06-15
   days on market $105,000 Active 370 DOM
5. 2026-06-14
   days on market $105,000 Active 368 DOM
6. 2026-06-13
   days on market $105,000 Active 367 DOM
7. 2026-06-10
   days on market $105,000 Active 365 DOM
8. 2026-06-09
   days on market $105,000 Active 364 DOM
9. 2026-06-08
   days on market $105,000 Active 363 DOM
10. 2026-06-07
    days on market $105,000 Active 362 DOM
11. 2026-06-05
    pricedays on market $105,000 Active 359 DOM
12. 2026-06-03
    days on market $112,000 Active 358 DOM
13. 2026-06-02
    days on market $112,000 Active 357 DOM
14. 2026-06-01
    days on market $112,000 Active 356 DOM
15. 2026-05-31
    days on market $112,000 Active 355 DOM
16. 2026-05-31
    days on market $112,000 Active 354 DOM
17. 2026-03-24
    price $112,000 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

18. 2026-02-26
    status Active 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

19. 2026-01-26
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

20. 2025-12-31
    status Active 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

21. 2025-12-28
    status Pending 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

22. 2025-09-19
    price $116,000 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

23. 2025-06-18
    price $129,000 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

24. 2025-03-21
    listed $139,000 Active 599-char remark

    Show marketing remark (599 chars)

    This great home with lots of light, not only has its own garage, but it also includes a workshop for that handyman. Your newer heater will keep you nice and warm, and the swamp cooler will keep you cool on those hot summer months. The 2-bedroom, 2 bath mobile home has a large living room with an attached dining area, and the family room is close to the kitchen for those late-night snacks. If you need an exercise or hobby room the enclosed deck will meet your needs. Do you like to fish, ski, hike or just sit and enjoy the peace and quiet, then this home is for you. A lot of home for the money.

25. 2019-06-07
    soldstatus $40,000 123-char remark

    Show marketing remark (123 chars)

    House will be vacant. Garage code 5239. Key is for door inside of garage to house. Do not lock bottom lock, only deadbolt.

26. 2019-04-26
    listed $59,900 123-char remark

    Show marketing remark (123 chars)

    House will be vacant. Garage code 5239. Key is for door inside of garage to house. Do not lock bottom lock, only deadbolt.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,894
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$9,360
• − Depreciation: −$3,055
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $887/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 — Dixon Lane-MeadowCreek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dixon Lane-MeadowCreek, 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

+87.0% since first listed

10 events — show timeline

• 2026-03-24 Price Changed $112,000 IMLS
• 2026-02-26 Relisted — IMLS
• 2026-01-26 Pending — IMLS
• 2025-12-31 Relisted — IMLS
• 2025-12-28 Pending — IMLS
• 2025-09-19 Price Changed $116,000 IMLS
• 2025-06-18 Price Changed $129,000 IMLS
• 2025-03-21 Listed $139,000 IMLS
• 2019-06-07 Sold (MLS) $40,000 MLBOR
• 2019-04-26 Listed $59,900 MLBOR

Property tax history

-30.2%/yr

Latest (2025): $27 · -76.6% YoY. Source: county tax records.