41835 Corlew Ln · Auberry, CA 93602

$239,000

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 9 Days on market

Built 1966 5,702 sqft lot $202/sqft · 12% below area Est $272k · 12% under $79/mo HOA · 4% 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 +18.1/30.0
• ARV discount +13.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Price! Welcome to your little cabin in the woods... this nice 2 bedroom, 1 bath cabin has been well maintained and has a great woodsy mountain feel. On the main level is a large great room with a nice newer wood stove to keep you warm and cozy, a corner kitchen with breakfast bar and custom oak cabinets, bedroom and full bath. Upstairs is a large loft that currently has 3 full beds and plenty of potential. The cabin has a newer roof, newer deck, newer wood stove and paint. Meadow Lakes is a charming, nicely wooded alpine community with a gorgeous mountain lake complete with ducks and fish! Enjoy lazy days floating on the lake and gathering at the community recreational area with picnic tables and shades. At approximately 4000-foot elevation enjoy winter snow, (but not too much), and cooler summers. Just 20 minutes to Shaver Lake and explore numerous back country destinations nearby including skiing or riding at China Peak.

Key facts

• Custom oak cabinets
• Corner kitchen
• Large loft

Tags

• LARGE GREAT ROOM
• NEWER WOOD STOVE
• CORNER KITCHEN
• CUSTOM OAK CABINETS
• LARGE LOFT
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (9.4% below list).
• Recommended offer: $217k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.4% in Auberry — 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 53/100 on livability (#982 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B, employment B; Watch: schools D+, amenities F, commute F.
• Sierra Unified (rural): math 31% / reading 51% proficiency, ranked #212 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $62k; list at $239k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $216,546 (9.4% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $271,950
• List price: $239,000
• Delta: -12.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41835 Corlew Ln	0.00mi	2/1.0	1,184 (0%)	12mo	$62,500	$53	90
41890 Corlew Ln	0.06mi	3/2.0 (+1)	1,208 (+2%)	9mo	$325,000	$269	78
41833 Chipmunk Ln	0.05mi	3/1.5 (+1)	1,191 (+1%)	19mo	$295,000	$248	74
41737 Marmot Ln	0.21mi	2/1.5	1,206 (+2%)	14mo	$299,000	$248	73
41645 Meadow Ln	0.21mi	3/1.0 (+1)	1,216 (+3%)	22mo	$330,000	$271	62
41695 Merriman Ln	0.15mi	2/1.0	1,088 (-8%)	22mo	$270,000	$248	61
41436 Meadow Ln	0.31mi	2/1.5	1,037 (-12%)	4mo	$265,000	$256	59
41482 Chipmunk Ln	0.27mi	3/1.8 (+1)	1,357 (+15%)	8mo	$299,000	$220	48

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-25,426
• Equity at exit: $35,636

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,178
• Equity at exit: $20,664

Cash invested: $66,920 (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 93602

• Home prices YoY: -28.8%
• Active inventory: 58
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$100
• HOA: −$79
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $210

Break-even live

Break-even rent $1,900

Max offer price $239,000

Occupancy floor 85%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 15 events

1. 2026-06-18
   days on market $239,000 Active 9 DOM
2. 2026-06-17
   days on market $239,000 Active 8 DOM
3. 2026-06-16
   days on market $239,000 Active 7 DOM
4. 2026-06-15
   days on market $239,000 Active 6 DOM
5. 2026-06-13
   days on market $239,000 Active 4 DOM
6. 2026-06-13
   days on market $239,000 Active 3 DOM
7. 2026-06-10
   days on marketlisting id $239,000 Active 1 DOM
8. 2026-06-05
   days on market $239,000 Active 2 DOM
9. 2026-06-02
   days on marketlisting id $239,000 Active 1 DOM
10. 2026-06-01
    days on market $239,000 Active 178 DOM
11. 2026-05-31
    days on market $239,000 Active 177 DOM
12. 2025-12-05
    listed $249,000 Active 942-char remark

    Show marketing remark (942 chars)

    Great Price! Welcome to your little cabin in the woods... this nice 2 bedroom, 1 bath cabin has been well maintained and has a great woodsy mountain feel. On the main level is a large great room with a nice newer wood stove to keep you warm and cozy, a corner kitchen with breakfast bar and custom oak cabinets, bedroom and full bath. Upstairs is a large loft that currently has 3 full beds and plenty of potential. The cabin has a newer roof, newer deck, newer wood stove and paint. Meadow Lakes is a charming, nicely wooded alpine community with a gorgeous mountain lake complete with ducks and fish! Enjoy lazy days floating on the lake and gathering at the community recreational area with picnic tables and shades. At approximately 4000-foot elevation enjoy winter snow, (but not too much), and cooler summers. Just 20 minutes to Shaver Lake and explore numerous back country destinations nearby including skiing or riding at China Peak.

13. 2025-07-01
    soldstatus $62,500 Sold 942-char remark

    Show marketing remark (942 chars)

    Great Price! Welcome to your little cabin in the woods... this nice 2 bedroom, 1 bath cabin has been well maintained and has a great woodsy mountain feel. On the main level is a large great room with a nice newer wood stove to keep you warm and cozy, a corner kitchen with breakfast bar and custom oak cabinets, bedroom and full bath. Upstairs is a large loft that currently has 3 full beds and plenty of potential. The cabin has a newer roof, newer deck, newer wood stove and paint. Meadow Lakes is a charming, nicely wooded alpine community with a gorgeous mountain lake complete with ducks and fish! Enjoy lazy days floating on the lake and gathering at the community recreational area with picnic tables and shades. At approximately 4000-foot elevation enjoy winter snow, (but not too much), and cooler summers. Just 20 minutes to Shaver Lake and explore numerous back country destinations nearby including skiing or riding at China Peak.

14. 2024-10-03
    status Pending 942-char remark

    Show marketing remark (942 chars)

    Great Price! Welcome to your little cabin in the woods... this nice 2 bedroom, 1 bath cabin has been well maintained and has a great woodsy mountain feel. On the main level is a large great room with a nice newer wood stove to keep you warm and cozy, a corner kitchen with breakfast bar and custom oak cabinets, bedroom and full bath. Upstairs is a large loft that currently has 3 full beds and plenty of potential. The cabin has a newer roof, newer deck, newer wood stove and paint. Meadow Lakes is a charming, nicely wooded alpine community with a gorgeous mountain lake complete with ducks and fish! Enjoy lazy days floating on the lake and gathering at the community recreational area with picnic tables and shades. At approximately 4000-foot elevation enjoy winter snow, (but not too much), and cooler summers. Just 20 minutes to Shaver Lake and explore numerous back country destinations nearby including skiing or riding at China Peak.

15. 2024-09-20
    listed $249,000 Active 942-char remark

    Show marketing remark (942 chars)

    Great Price! Welcome to your little cabin in the woods... this nice 2 bedroom, 1 bath cabin has been well maintained and has a great woodsy mountain feel. On the main level is a large great room with a nice newer wood stove to keep you warm and cozy, a corner kitchen with breakfast bar and custom oak cabinets, bedroom and full bath. Upstairs is a large loft that currently has 3 full beds and plenty of potential. The cabin has a newer roof, newer deck, newer wood stove and paint. Meadow Lakes is a charming, nicely wooded alpine community with a gorgeous mountain lake complete with ducks and fish! Enjoy lazy days floating on the lake and gathering at the community recreational area with picnic tables and shades. At approximately 4000-foot elevation enjoy winter snow, (but not too much), and cooler summers. Just 20 minutes to Shaver Lake and explore numerous back country destinations nearby including skiing or riding at China Peak.

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$988/yr (+$82/mo · 119.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 66 unhealthy d/yr today · 72 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,986
• − Mortgage interest: −$13,388
• − Property taxes: −$828
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$948
• − Depreciation: −$6,953
• Taxable loss: −$1,483
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $2,874/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: Sierra Unified
• NCES district ID: 0636805
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $67,384
• Composite: 36.91/100
• National rank: #4539
• State rank: #212 of 517 in CA

Livability — Auberry

• Score: 53/100
• State rank: #982
• US rank: #24661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auberry, CA
• City population: 3,091
• Population (ZIP): 3,091

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Hispanic / Latino 10% Native American 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -98.97%
• Current HPI: 244.699
• 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

+0.0% since first listed

4 events — show timeline

• 2025-12-05 Listed $249,000 FRESNOMLS
• 2025-07-01 Sold (MLS) $62,500 FRESNOMLS
• 2024-10-03 Pending — FRESNOMLS
• 2024-09-20 Listed $249,000 FRESNOMLS

Property tax history

+2.4%/yr

Latest (2025): $828 · +6.2% YoY. Source: county tax records.