31325 Delaware Rd · Coarsegold, CA 93614

$339,000

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records

Built 1982 1.11 ac lot Est $325k · at est. ↓ 2% since listing

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Why this score? — see what drove the D 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 +16.2/30.0
• ARV discount +5.6/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

<br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

Key facts

• 1.11 acre lot
• Garage
• Built 1982

Property features AI

Finance

• HOA & community: Community offers hiking and foothills access

Exterior

• Parking: Circular driveway; Single-door garage; One carport space; One uncovered parking space (total 2 parking spaces)
• Utilities: Public/District water; Septic (type unknown)
• Home design: House; Two stories; Turnkey condition; Entry level: 1
• Construction: Wood construction; Composition roof; Concrete slab foundation; Built in (year built source: public records)
• Exterior features: Concrete patio; Outbuilding on the property; Chain link fencing; Walkstreet lot setting; Creek on the lot; Has a view

Interior

• Kitchen: Microwave; Free-standing range (electric); Dishwasher; Tile counters; Kitchen open to family room
• Bedrooms: Primary bedroom; One main-level bedroom
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Built-in shelving/cabinetry; Wood stove insert fireplace; Main entry on the main level; Two-level layout
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $280k (17.4% below list).
• Recommended offer: $280k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Coarsegold — 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 62/100 on livability (#474 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: crime C-, amenities F, cost of living F.
• Yosemite Unified (rural): math 23% / reading 38% proficiency, ranked #321 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 247 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,346 units permitted in Madera County in 2024 (8 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 $10k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,000 (17.4% below list)

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 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $325,080
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31367 Delaware Rd	0.03mi	3/2.0 (-1)	1,305 (+4%)	1mo	$177,000	$136	83
31548 Delaware Rd	0.21mi	4/2.0	1,320 (+5%)	6mo	$340,000	$258	73
47616 Hopi Ave	0.19mi	3/2.0 (-1)	1,344 (+7%)	13mo	$385,000	$286	60
31356 Mohawk Rd	0.25mi	3/2.0 (-1)	1,202 (-5%)	14mo	$239,000	$199	60
47404 Hopi Ave	0.40mi	3/2.0 (-1)	1,078 (-14%)	13mo	$320,000	$297	37

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-43,434
• Equity at exit: $50,546

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-23,434
• Equity at exit: $29,311

Cash invested: $94,920 (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 93614

• Home prices YoY: -32.1%
• Active inventory: 247
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $183

Break-even live

Break-even rent $2,568

Max offer price $339,000

Occupancy floor 88%

Sensitivity live

Price	-10% $375	-5% $279	+0% $183	+5% $87	+10% $-9
Rent	-10% $-38	-5% $72	+0% $183	+5% $293	+10% $404
Rate	-1.0pp $354	-0.5pp $269	base $183	+0.5pp $95	+1.0pp $6

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31698 Comanche Rd Coarsegold, CA	3.0	2.0	1797	$2,800	$1.56	3d	1	0.52mi

Listing history 8 events

1. 2026-06-15
   remarks 699-char remark
2. 2026-06-15
   statusdays on marketlisting id $339,000 Pending
3. 2026-04-22
   status Pending Sale

   Show marketing remark (983 chars)

   <br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

4. 2026-04-22
   status Pending 983-char remark

   Show marketing remark (983 chars)

   <br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

5. 2026-04-17
   price $339,000

   Show marketing remark (983 chars)

   <br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

6. 2026-04-17
   price $339,000 983-char remark

   Show marketing remark (983 chars)

   <br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

7. 2026-03-02
   listed $345,000 Active

   Show marketing remark (983 chars)

   <br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

8. 2026-03-02
   listed $345,000 Active 983-char remark

   Show marketing remark (983 chars)

   <br>Inside, you'll find a bright and functional floor plan featuring three bedrooms and two bathrooms. The upstairs primary suite creates a peaceful retreat, offering separation from the main living areas for added comfort and privacy. <br>The home is equipped with newer A/C, ensuring year-round comfort and energy efficiency. Move-in ready condition means you can settle in immediately without the stress of major updates. <br>Step outside and enjoy the expansive, usable lot complete with a charming seasonal creek, circular driveway for easy access and additional parking, and plenty of space for RVs, equipment, animals, or future improvements. The fully fenced perimeter provides security and flexibility for pets or livestock. <br>As an added bonus, the C-Train is included, offering both functionality and value. <br>Whether you're looking for a primary residence, country-style living, or an investment property with land and versatility, this property checks all the boxes.

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$1,255/yr (+$105/mo · 95.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 54 unhealthy d/yr today · 66 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$18,989
• − Property taxes: −$1,321
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$9,862
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $3,069/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: Yosemite Unified
• NCES district ID: 0600160
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 38% ▼ -15.00%
• Median HH income: $53,950
• Composite: 26.94/100
• National rank: #7079
• State rank: #321 of 517 in CA

Livability — Coarsegold

• Score: 62/100
• State rank: #474
• US rank: #16129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coarsegold, CA
• City population: 11,144
• Population (ZIP): 11,144

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.85%
• Current HPI: 212.7962
• 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

-1.7% since first listed

6 events — show timeline

• 2026-04-22 Pending — CRMLS
• 2026-04-22 Pending — FRESNOMLS
• 2026-04-17 Price Changed $339,000 CRMLS
• 2026-04-17 Price Changed $339,000 FRESNOMLS
• 2026-03-02 Listed $345,000 FRESNOMLS
• 2026-03-02 Listed $345,000 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $1,321 · +2.0% YoY. Source: county tax records.