192 N School St · Big Pine, CA 93513

$140,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 5 Days on market

Built 1947 $133/sqft · 59% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• 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, 1'bath home is a true fixer'upper with great potential for the right buyer. Tucked on a private lot, it offers a peaceful setting with a shared driveway. Please be courteous when visiting. The layout provides a solid foundation to transform this property into your dream home. Conveniently located near schools and local eateries, this is an excellent opportunity for buyers looking to invest, renovate, or create something special.

Key facts

• Near schools
• Private lot
• Local eateries

Tags

• PRIVATE LOT
• SHARED DRIVEWAY
• SOLID FOUNDATION
• CONVENIENTLY LOCATED
• NEAR SCHOOLS
• LOCAL EATERIES

Property features AI

Finance

• Other: Located in the Big Pine subdivision

Exterior

• Parking: Garage with 1 space
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: Composition roof

Interior

• Bathrooms: One full bathroom
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (19.2% below list).
• Recommended offer: $113k (19.2% 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: amenities F, cost of living F, health & safety 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.
• Zoned schools: Big Pine Elementary (math 17% / reading 27%, grade F, #1,179 of 1,571 statewide, top 78%, 125 students, 59% FRL); Big Pine High (math 24% / reading 24%, grade F, #826 of 1,170 statewide, top 80%, 32 students, 59% FRL).
• 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 $968 of loan paydown is wiped out by about $4k 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $113,167 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — 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. 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. 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?
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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $338,006
• List price: $140,000
• Delta: -58.58%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Cornell St	0.25mi	2/2.0	1,000 (-5%)	8mo	$364,000	$364	69

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-27,013
• Equity at exit: $20,874

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-29,056
• Equity at exit: $12,105

Cash invested: $39,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-68

Break-even live

Break-even rent $1,218

Max offer price $127,959

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-29	+0% $-68	+5% $-108	+10% $-147
Rent	-10% $-158	-5% $-113	+0% $-68	+5% $-23	+10% $21
Rate	-1.0pp $2	-0.5pp $-33	base $-68	+0.5pp $-104	+1.0pp $-141

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   listed $140,000 Active 448-char remark
2. 2002-12-18
   soldstatus $129,000
3. 2000-05-09
   soldstatus $55,000

ⓘ 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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,580
• − Mortgage interest: −$7,842
• − Property taxes: −$2,036
• − Insurance: −$700
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,073
• Taxable loss: −$3,244
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $-39/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

+154.5% since first listed

4 events — show timeline

• 2026-05-19 Pending — IMLS
• 2026-05-14 Listed $140,000 IMLS
• 2002-12-18 Sold (Public Records) $129,000 Public Records
• 2000-05-09 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,036 · +4.9% YoY. Source: county tax records.