700 Glacier Rd #12 · Big Pine, CA 93513

$24,900

1 bd · 1.0 ba · 670 sqft · Manufactured · 43 Days on market

Built 1968 Fair condition ↓ 17% since listing

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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 +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a handyman special with lots of potential. This 1-bedroom mobile home is located in an adult park 55 years or older. Cozy Living room, vaulted ceiling in kitchen, dining area. Enclosed patio room and fully fenced yard. There are two parking spaces. Buyer must be park approved. This mobile is being sold as is. Located close to hiking trails, off road access and spectacular views surround the park.

Key facts

• Built 1968
• Listed 42 days

Property features AI

Exterior

• Utilities: Shared well water; Sewer connected
• Home design: Mobile home; Single-story
• Construction: Aluminum siding; Metal roof; Crawl space foundation
• Exterior features: Covered patio/porch; Fenced yard; Shed(s)

Interior

• Kitchen: Disposal; Range; Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating
• Interior features: Disposal; Range; Oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#529 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, crime A-, commute A-; Watch: schools F, amenities F, cost of living F.
• Big Pine Unified (rural): math 25% / reading 30% proficiency, ranked #1,086 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.88% ✓
• Cap rate: 34.74%
• Cash-on-cash: 101.58%
• DSCR: 5.52
• GRM: 2.2

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: —
• Equity multiple: 5.81×
• Total profit: $33,569
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 12.14×
• Total profit: $77,692
• Equity at exit: $2,153

Cash invested: $6,972 (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 93513

• Home prices YoY: -5.8%
• Active inventory: 9
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $590

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 34%

Sensitivity live

Price	-10% $607	-5% $599	+0% $590	+5% $582	+10% $573
Rent	-10% $514	-5% $552	+0% $590	+5% $628	+10% $666
Rate	-1.0pp $603	-0.5pp $597	base $590	+0.5pp $584	+1.0pp $577

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $24,900 Active 43 DOM
2. 2026-06-18
   days on market $24,900 Active 42 DOM
3. 2026-06-17
   days on market $24,900 Active 41 DOM
4. 2026-06-16
   days on market $24,900 Active 40 DOM
5. 2026-06-15
   days on market $24,900 Active 39 DOM
6. 2026-06-14
   days on market $24,900 Active 37 DOM
7. 2026-06-12
   days on market $24,900 Active 36 DOM
8. 2026-06-09
   days on market $24,900 Active 33 DOM
9. 2026-06-08
   days on market $24,900 Active 32 DOM
10. 2026-06-07
    days on market $24,900 Active 31 DOM
11. 2026-06-05
    days on market $24,900 Active 29 DOM
12. 2026-06-04
    pricedays on market $24,900 Active 27 DOM
13. 2026-06-02
    days on market $29,900 Active 26 DOM
14. 2026-06-01
    days on market $29,900 Active 25 DOM
15. 2026-05-31
    days on market $29,900 Active 24 DOM
16. 2026-05-31
    days on market $29,900 Active 23 DOM
17. 2026-05-12
    status Pending 407-char remark
18. 2026-04-27
    listed $29,900 Active 407-char remark

ⓘ 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 7 d/yr ≥99°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 27 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,579
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$724
• Taxable income: $7,109
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $5,376/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This mobile home requires significant exterior repairs and maintenance, including repainting and roof replacement, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Aged appearance

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both repair roof — Fixing the roof addresses a major issue and improves safety
• Both repair siding — Reconditioning the siding improves aesthetics and durability

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both repair roof — Fixing the roof addresses a major issue and improves safety ↑
• Both repair siding — Reconditioning the siding improves aesthetics and durability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Big Pine Unified
• NCES district ID: 0604950
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $53,682
• Composite: 27.41/100
• National rank: #12395
• State rank: #1086 of 1400 in CA

Livability — Big Pine

• Score: 61/100
• State rank: #529
• US rank: #17742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Pine, CA
• Population (ZIP): 1,525

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 0.63)
• Race & ethnicity: White 59% Native American 20% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 8%

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: ▼ -19.49%
• Current HPI: 316.75
• 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

-16.7% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $24,900 IMLS
• 2026-06-03 Price Changed $249,900 IMLS
• 2026-05-20 Relisted — IMLS
• 2026-05-12 Pending — IMLS
• 2026-04-27 Listed $29,900 IMLS