36 Los Angeles 104 St #104 · June Lake, CA 93529

$715,000

3 bd · 2.5 ba · 1,897 sqft · Condo public records · 20 Days on market

Built 2006 $700/mo HOA · 8% of rent ↓ 3% since listing

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful unit, looks brand new, upgraded furniture to be sold with unit. Very spacious unit with two decks and mountain view. Home is in a quiet area.

Key facts

• Open-concept design
• Private lower patio
• Primary suite

Tags

• OPEN-CONCEPT DESIGN
• PRIMARY SUITE
• JACUZZI TUB
• PRIVATE LOWER PATIO
• HOA-MAINTAINED LANDSCAPING
• YEAR-ROUND ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $715k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $715k).
• Recommended offer: $704k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#639 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime B; Watch: schools D+, amenities F, commute F.
• Eastern Sierra Unified (rural): math 33% / reading 54% proficiency, ranked #626 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Mono County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $74k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $704,275 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.0

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-28,921
• Equity at exit: $106,609

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $87,829
• Equity at exit: $61,820

Cash invested: $200,200 (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 93529

• Active inventory: 23
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $8,500 medium
• Mortgage (P&I): −$3,750
• Tax from tax record: −$609 /mo · $7,302/yr
• Insurance: −$298
• HOA: −$700
• Vacancy / Maint / Mgmt: −$1,785
• Net cashflow: $1,359

Break-even live

Break-even rent $6,780

Max offer price $715,000

Occupancy floor 79%

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Willow Ave June Lake, CA	2.0	2.5	1515	$8,500	$5.61	2d	1	0.25mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-01
   days on market $715,000 Active 20 DOM
2. 2026-05-31
   days on market $715,000 Active 19 DOM
3. 2026-05-31
   days on market $715,000 Active 18 DOM
4. 2026-05-12
   listed $715,000 Active 1797-char remark
5. 2024-04-02
   soldstatus $675,000
6. 2023-09-11
   historical
7. 2023-08-29
   price $749,000
8. 2023-08-19
   listed $789,000 Active
9. 2018-07-20
   soldstatus $430,000

   Show marketing remark (151 chars)

   Beautiful unit, looks brand new, upgraded furniture to be sold with unit. Very spacious unit with two decks and mountain view. Home is in a quiet area.

10. 2018-07-16
    soldstatus $400,000
11. 2018-07-12
    soldstatus $400,000
12. 2017-12-07
    listed $430,000

    Show marketing remark (151 chars)

    Beautiful unit, looks brand new, upgraded furniture to be sold with unit. Very spacious unit with two decks and mountain view. Home is in a quiet area.

13. 2017-11-16
    listed $430,000
14. 2012-08-19
    listed $455,000
15. 2006-10-16
    soldstatus $580,000
16. 2006-10-16
    soldstatus $580,000
17. 2006-09-14
    listed $580,000
18. 2005-04-13
    listed $695,000

ⓘ 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: $7,302 · $609/mo
• Projected year-2 tax: $7,302 · $609/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 12 d/yr ≥72°F today · 34 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $102,000
• − Mortgage interest: −$40,051
• − Property taxes: −$7,302
• − Insurance: −$3,575
• − Repairs & maintenance: −$8,160
• − Management: −$8,160
• − HOA: −$8,400
• − Depreciation: −$20,800
• Taxable income: $5,552
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $14,976/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: Eastern Sierra Unified
• NCES district ID: 0611870
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 54% ▲ 8.00%
• Median HH income: $47,977
• Composite: 39.44/100
• National rank: #8119
• State rank: #626 of 1400 in CA

Livability — June Lake

• Score: 59/100
• State rank: #639
• US rank: #20103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: June Lake, CA
• Population (ZIP): 209

Population outlook (Mono County) Hauer SSP2

• Today (2025): 13,077 people
• By 2030: 12,478 · -4.6%
• By 2040: 11,119 · -15.0%
• By 2050: 9,769 · -25.3%
• By 2075: 6,861 · -47.5%
• By 2100: 5,762 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 40%
• Common ancestry: Romanian 10% Lithuanian 5%
• Foreign-born: 10%
• Languages at home: 52% English-only · Spanish 8%

Political lean MEDSL · Mono

• 2024 margin: Strong D (+20.2) · D 58.1% · R 37.8% · Other 4.1%
• 2008→2024 swing: +7.0pp toward D · 2008: 13.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+22.3 2016: D+11.9 2012: D+7.6 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.67%
• Current HPI: 184.5663
• 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

-2.9% since first listed

14 events — show timeline

• 2024-04-02 Sold (Public Records) $675,000 Public Records
• 2023-09-11 Delisted — MLBOR
• 2023-08-29 Price Changed $749,000 MLBOR
• 2023-08-19 Listed $789,000 MLBOR
• 2018-07-20 Sold (MLS) $430,000 GPSMLS
• 2018-07-16 Sold (Public Records) $400,000 Public Records
• 2018-07-12 Sold (MLS) $400,000 MLBOR
• 2017-12-07 Listed $430,000 GPSMLS
• 2017-11-16 Listed $430,000 MLBOR
• 2012-08-19 Listed $455,000 MLBOR
• 2006-10-16 Sold (Public Records) $580,000 Public Records
• 2006-10-16 Sold (MLS) $580,000 MLBOR
• 2006-09-14 Listed $580,000 MLBOR
• 2005-04-13 Listed $695,000 MLBOR

Property tax history

+5.9%/yr

Latest (2025): $7,302 · +58.1% YoY. Source: county tax records.