42530 Ranch Clb · Elizabeth Lake, CA 93532

$99,990

1 bd · 1.0 ba · 540 sqft · SingleFamily · 221 Days on market

Built 2022 7,537 sqft lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Studio Retreat with Mountain Views Near Lake Elizabeth – A Diamond in the Rough! Discover the potential in this peaceful Lake Elizabeth getaway! This cozy studio property offers stunning mountain views and a tranquil setting surrounded by open landscapes, ranches, and wide California skies. Just minutes from beautiful Lake Elizabeth, this home is perfect for those seeking serenity, outdoor recreation, or a rustic escape from the city. While the property needs some finishing touches, it’s a true diamond in the rough ready for a visionary buyer to make it shine. Imagine crafting your ideal retreat, artist’s studio, or weekend hideaway in this picturesque high desert

Key facts

• Outdoor recreation
• Mountain views
• 7,537 sq ft lot

Tags

• MOUNTAIN VIEWS
• OUTDOOR RECREATION
• PICTURESQUE COMMUNITY

Property features AI

Finance

• HOA & community: Neighborhood offers biking, hiking, foothills and valley access

Exterior

• Utilities: Electricity available; Water available; Septic (type unknown)
• Home design: Cabin; Single-story; No accessory dwelling unit; Residential zoning
• Construction: Year built source: seller
• Exterior features: No pool; Lot roughly 0–1 unit per acre; Lot dimensions listed from assessor

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric cooling
• Interior features: One-level cabin; Side/front entry; All bedrooms on main level; Has a view
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#801 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, employment A; Watch: schools F, amenities F, commute F.
• Hughes-Elizabeth Lakes Union Elementary (rural): math 35% / reading 55% proficiency, ranked #527 of 1,400 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.9

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $224
• Equity at exit: $14,909

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $21,398
• Equity at exit: $8,645

Cash invested: $27,997 (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 93532

• Home prices YoY: -10.3%
• Active inventory: 93
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $258

Break-even live

Break-even rent $875

Max offer price $99,990

Occupancy floor 74%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,990 Active 221 DOM
2. 2026-06-17
   days on market $99,990 Active 220 DOM
3. 2026-06-16
   days on market $99,990 Active 219 DOM
4. 2026-06-15
   days on market $99,990 Active 218 DOM
5. 2026-06-13
   days on market $99,990 Active 216 DOM
6. 2026-06-13
   days on market $99,990 Active 215 DOM
7. 2026-06-10
   days on market $99,990 Active 213 DOM
8. 2026-06-09
   days on market $99,990 Active 212 DOM
9. 2026-06-08
   days on market $99,990 Active 211 DOM
10. 2026-06-07
    days on market $99,990 Active 210 DOM
11. 2026-06-04
    days on market $99,990 Active 207 DOM
12. 2026-06-03
    days on market $99,990 Active 206 DOM
13. 2026-06-02
    days on market $99,990 Active 205 DOM
14. 2026-06-01
    days on market $99,990 Active 204 DOM
15. 2026-05-31
    days on market $99,990 Active 203 DOM
16. 2025-11-09
    listed $99,990 Active

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,410
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,909
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,709/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: Hughes-Elizabeth Lakes Union Elementary
• NCES district ID: 0617880
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $66,004
• Composite: 42.35/100
• National rank: #6938
• State rank: #527 of 1400 in CA

Livability — Elizabeth Lake

• Score: 56/100
• State rank: #801
• US rank: #22786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabeth Lake, CA
• Population (ZIP): 2,762

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 11% Asian 2% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 8% Russian 2% Subsaharan African 2%
• Foreign-born: 16% · Canada
• Languages at home: 75% English-only · Spanish 14% Russian/Polish/Slavic 7% Other Indo-European 4%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.43%
• Current HPI: 377.74
• 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 event — show timeline

• 2025-11-09 Listed $99,990 CRMLS