2281 Fiora Ave · Dixon Lane-MeadowCreek, CA 93514

$52,500

1 bd · 1.0 ba · 600 sqft · Manufactured public records · 43 Days on market

Built 1972 $88/sqft · 46% below area Est $97k · 46% under

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

Listing remarks

One bedroom, 1 Bath in Highlands Park- Close to club house. New carpet and paint, Gas range and refrigerator. Covered deck and gazebo, 2 sheds, carport.

Key facts

• Covered deck
• New carpet
• Gazebo

Tags

• NEW CARPET
• GAS RANGE
• REFRIGERATOR
• COVERED DECK
• GAZEBO
• 2 SHEDS

Property features AI

Finance

• HOA & community: Community pool; Located in a senior community; Subdivision: Bishop

Exterior

• Utilities: Private well water; Sewer connected
• Home design: Residential mobile home
• Construction: Metal siding
• Exterior features: Covered deck / porch; Private pool; Shed(s)

Interior

• Kitchen: Range, Oven, Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Range, Oven, Refrigerator; Carpet flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $52k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bishop Unified (town): math 25% / reading 36% proficiency, ranked #337 of 517 in CA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 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 $363 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $50,925 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.79% ✓
• Cap rate: 24.45%
• Cash-on-cash: 64.83%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (median comp): $96,591
• List price: $52,500
• Delta: -45.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2344 Edinburgh Ave	0.12mi	1/1.0	616 (+3%)	0mo	$44,000	$71	90
1445 Highlands Sienor Park Dunbar Ln	0.15mi	2/1.0 (+1)	611 (+2%)	14mo	$60,000	$98	74
2233 Tam O Shanter Ave	0.29mi	2/1.5 (+1)	672 (+12%)	11mo	$98,000	$146	50

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: 64.0%
• Equity multiple: 3.86×
• Total profit: $42,098
• Equity at exit: $7,828

10-year hold

• IRR: 68.4%
• Equity multiple: 7.93×
• Total profit: $101,882
• Equity at exit: $4,539

Cash invested: $14,700 (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 93514

• Active inventory: 74
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $788/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $794

Break-even live

Break-even rent $459

Max offer price $52,500

Occupancy floor 41%

Sensitivity live

Price	-10% $830	-5% $812	+0% $794	+5% $776	+10% $758
Rent	-10% $679	-5% $736	+0% $794	+5% $852	+10% $910
Rate	-1.0pp $821	-0.5pp $808	base $794	+0.5pp $781	+1.0pp $767

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   status $52,500 Pending 43 DOM
2. 2026-06-09
   days on market $52,500 Active 43 DOM
3. 2026-06-08
   days on market $52,500 Active 42 DOM
4. 2026-06-07
   days on market $52,500 Active 41 DOM
5. 2026-06-05
   days on market $52,500 Active 38 DOM
6. 2026-06-03
   days on market $52,500 Active 37 DOM
7. 2026-06-02
   days on market $52,500 Active 36 DOM
8. 2026-06-01
   days on market $52,500 Active 35 DOM
9. 2026-05-31
   days on market $52,500 Active 34 DOM
10. 2026-05-31
    days on market $52,500 Active 33 DOM
11. 2026-04-22
    listed $52,500 Active 152-char remark
12. 2024-10-30
    status Pending
13. 2024-07-24
    price $30,500
14. 2024-04-22
    listed $39,700 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,575
• − Mortgage interest: −$2,941
• − Property taxes: −$788
• − Insurance: −$262
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$1,527
• Taxable income: $9,245
• Est. tax owed @ 24.0%: −$2,219
• After-tax cash flow: $7,312/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: Bishop Unified
• NCES district ID: 0601409
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $49,430
• Composite: 26.52/100
• National rank: #7197
• State rank: #337 of 517 in CA

Livability — Dixon Lane-MeadowCreek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dixon Lane-MeadowCreek, CA
• Population (ZIP): 14,961

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 14% Native American 9% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 4% Italian 3% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Tagalog/Filipino 1%

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: ▼ -387.39%
• Current HPI: 231.287
• 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

+32.2% since first listed

5 events — show timeline

• 2026-06-09 Pending — IMLS
• 2026-04-22 Listed $52,500 IMLS
• 2024-10-30 Pending — IMLS
• 2024-07-24 Price Changed $30,500 IMLS
• 2024-04-22 Listed $39,700 IMLS