39678 Road 425B #52 · Oakhurst, CA 93644

$60,000

1 bd · 1.0 ba · 720 sqft · Manufactured · 147 Days on market

Built 1974 Est $50k · 21% over ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home in 55+ senior park, Oakhurst Mobile Home Estates. Fully renovated 1 bed, 1 bath, 720sf + large enclosed patio and separate laundry area. Newer appliances with dryer, new washer, fridge, dishwasher and stove. Shed included for gardening tools and storage. This low maintenance lot is on the main strip, close to the clubhouse, has covered parking, a yard area and space for garden or flower planters. Ideal opportunity for retirees looking for a great community to call home. Oakhurst Mobile Home Estates has a community Club House with a huge recreation room equipped with a piano and large screen TV, a billiards room and library, two laundry facilities, and a full kitchen for residents and outdoor activates and dog park (up to two pets to be approved by the park). Live in the mountains with all the convenances right here in Oakhurst... restaurants, groceries, shopping and entertainment plus transportation from Dial-A-Ride and the Senior Citizen Bus.The Oakhurst Community Center and Senior Center are right next door. Easy living and move in ready, come look today!

Key facts

• Fully renovated
• Newer appliances
• Shed included

Tags

• FULLY RENOVATED
• LARGE ENCLOSED PATIO
• SEPARATE LAUNDRY AREA
• NEWER APPLIANCES
• SHED INCLUDED
• LOW MAINTENANCE LOT

Property features AI

Finance

• Other: Property located in a park setting (Oakhurst Mobile Home Estates)
• HOA & community: Part of Oakhurst Mobile Home Estates; Senior community; Community offers rural setting with hiking and mountainous/foothill surroundings

Exterior

• Parking: Carport (2 spaces); Driveway parking
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on property; Mobile dimensions approximately 12 ft by 60 ft; Has a view
• Construction: Metal roof; Built (year per public records)
• Exterior features: Concrete enclosed porch/patio; Porch

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher
• Bedrooms: Main floor bedroom (entry level)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with shower
• Heating & cooling: Wall heater; Evaporative cooling
• Interior features: One-level home with front entry; Main floor bedroom; All bedrooms on the ground floor; Laundry room inside; Living room
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 3.5% in Oakhurst — 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 54/100 on livability (#911 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime D-, amenities F, commute F.
• Market conditions: 133 active listings in the ZIP; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.44% ✓
• Cap rate: 21.16%
• Cash-on-cash: 53.10%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $49,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39678 Road 425B #33	0.03mi	1/1.0	672 (-7%)	3mo	$24,900	$37	85
39678 Road 425B #31	0.03mi	2/2.0 (+1)	800 (+11%)	20mo	$74,000	$93	55
40389 Highway 41 #82	0.60mi	2/2.0 (+1)	792 (+10%)	16mo	$55,000	$69	33

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: 51.2%
• Equity multiple: 3.24×
• Total profit: $37,644
• Equity at exit: $8,946

10-year hold

• IRR: 56.5%
• Equity multiple: 6.59×
• Total profit: $93,833
• Equity at exit: $5,188

Cash invested: $16,800 (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 93644

• Active inventory: 133
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $743

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $60,000 Active 147 DOM
2. 2026-06-18
   days on market $60,000 Active 146 DOM
3. 2026-06-18
   price $60,000 Active 145 DOM
4. 2026-06-17
   days on market $69,900 Active 145 DOM
5. 2026-06-16
   days on market $69,900 Active 144 DOM
6. 2026-06-15
   days on market $69,900 Active 143 DOM
7. 2026-06-14
   days on market $69,900 Active 141 DOM
8. 2026-06-12
   days on market $69,900 Active 140 DOM
9. 2026-06-09
   days on market $69,900 Active 137 DOM
10. 2026-06-08
    days on market $69,900 Active 136 DOM
11. 2026-06-07
    days on market $69,900 Active 135 DOM
12. 2026-06-07
    days on market $69,900 Active 134 DOM
13. 2026-06-04
    days on market $69,900 Active 131 DOM
14. 2026-06-02
    days on market $69,900 Active 130 DOM
15. 2026-06-01
    days on market $69,900 Active 129 DOM
16. 2026-05-31
    days on market $69,900 Active 128 DOM
17. 2026-05-31
    days on market $69,900 Active 127 DOM
18. 2026-03-23
    price $69,900

    Show marketing remark (1091 chars)

    Manufactured home in 55+ senior park, Oakhurst Mobile Home Estates. Fully renovated 1 bed, 1 bath, 720sf + large enclosed patio and separate laundry area. Newer appliances with dryer, new washer, fridge, dishwasher and stove. Shed included for gardening tools and storage. This low maintenance lot is on the main strip, close to the clubhouse, has covered parking, a yard area and space for garden or flower planters. Ideal opportunity for retirees looking for a great community to call home. Oakhurst Mobile Home Estates has a community Club House with a huge recreation room equipped with a piano and large screen TV, a billiards room and library, two laundry facilities, and a full kitchen for residents and outdoor activates and dog park (up to two pets to be approved by the park). Live in the mountains with all the convenances right here in Oakhurst... restaurants, groceries, shopping and entertainment plus transportation from Dial-A-Ride and the Senior Citizen Bus.The Oakhurst Community Center and Senior Center are right next door. Easy living and move in ready, come look today!

19. 2026-03-23
    price $69,900 1091-char remark

    Show marketing remark (1091 chars)

    Manufactured home in 55+ senior park, Oakhurst Mobile Home Estates. Fully renovated 1 bed, 1 bath, 720sf + large enclosed patio and separate laundry area. Newer appliances with dryer, new washer, fridge, dishwasher and stove. Shed included for gardening tools and storage. This low maintenance lot is on the main strip, close to the clubhouse, has covered parking, a yard area and space for garden or flower planters. Ideal opportunity for retirees looking for a great community to call home. Oakhurst Mobile Home Estates has a community Club House with a huge recreation room equipped with a piano and large screen TV, a billiards room and library, two laundry facilities, and a full kitchen for residents and outdoor activates and dog park (up to two pets to be approved by the park). Live in the mountains with all the convenances right here in Oakhurst... restaurants, groceries, shopping and entertainment plus transportation from Dial-A-Ride and the Senior Citizen Bus.The Oakhurst Community Center and Senior Center are right next door. Easy living and move in ready, come look today!

20. 2026-01-23
    listed $78,000 Active
21. 2026-01-22
    listed $78,000 Active 1091-char remark

    Show marketing remark (1091 chars)

    Manufactured home in 55+ senior park, Oakhurst Mobile Home Estates. Fully renovated 1 bed, 1 bath, 720sf + large enclosed patio and separate laundry area. Newer appliances with dryer, new washer, fridge, dishwasher and stove. Shed included for gardening tools and storage. This low maintenance lot is on the main strip, close to the clubhouse, has covered parking, a yard area and space for garden or flower planters. Ideal opportunity for retirees looking for a great community to call home. Oakhurst Mobile Home Estates has a community Club House with a huge recreation room equipped with a piano and large screen TV, a billiards room and library, two laundry facilities, and a full kitchen for residents and outdoor activates and dog park (up to two pets to be approved by the park). Live in the mountains with all the convenances right here in Oakhurst... restaurants, groceries, shopping and entertainment plus transportation from Dial-A-Ride and the Senior Citizen Bus.The Oakhurst Community Center and Senior Center are right next door. Easy living and move in ready, come look today!

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 50 unhealthy d/yr today · 55 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,590
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$1,745
• Taxable income: $8,469
• Est. tax owed @ 24.0%: −$2,033
• After-tax cash flow: $6,888/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)

No district data.

Livability — Oakhurst

• Score: 54/100
• State rank: #911
• US rank: #24074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakhurst, CA
• Population (ZIP): 6,490

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 4%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -153.01%
• Current HPI: 259.017
• 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

-10.4% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $69,900 CRMLS
• 2026-03-23 Price Changed $69,900 FRESNOMLS
• 2026-01-23 Listed $78,000 CRMLS
• 2026-01-22 Listed $78,000 FRESNOMLS