235 Chestnut St · Big Pine, CA 93513

$105,000

1 bd · 1.0 ba · 584 sqft · SingleFamily public records · 5 Days on market

Built 1910 $180/sqft · 43% below area

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• 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

This 2 bedroom, 2 bath property with multiple buildings requires a complete renovation or teardown to build fresh. An excellent opportunity for a buyer looking to build their dream home in a convenient, well-located area. Close to schools and local eateries, this parcel offers strong potential for future development in a desirable neighborhood.

Key facts

• Complete renovation
• Well-located area
• Built 1910

Tags

• COMPLETE RENOVATION
• WELL-LOCATED AREA

Property features AI

Finance

• Other: Located in the Big Pine subdivision

Exterior

• Home design: Single-family residence; One story
• Construction: Wood siding construction; Built on standard foundation
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $44 ($534/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 $92k (12.0% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for 1% rule.

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 $726 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,449 (12.0% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (median comp): $338,292
• List price: $105,000
• Delta: -68.96%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-14,192
• Equity at exit: $15,656

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-8,753
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $44

Break-even live

Break-even rent $868

Max offer price $105,000

Occupancy floor 90%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $105,000 Active 346-char remark

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 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: $11,094
• − Mortgage interest: −$5,882
• − Property taxes: −$1,098
• − Insurance: −$525
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$3,055
• Taxable loss: −$1,240
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $831/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: 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

2 events — show timeline

• 2026-05-20 Pending — IMLS
• 2026-05-14 Listed $105,000 IMLS

Property tax history

+7.0%/yr

Latest (2025): $1,098 · +4.9% YoY. Source: county tax records.