233 Goolsby Rd · Benton, CA 93512

$69,000

1 bd · None ba · 583 sqft · SingleFamily · 13 Days on market

Built 1930

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Opportunity awaits on this spacious 2-acre parcel offering truly spectacular panoramic views. Enjoy unforgettable sunrises and sunsets with sweeping mountain vistas. This is true country living with unlimited potential, including wide open space, fresh air, privacy and room for horses and toys. The property includes a 583 sq. ft. home built in 1930 that is currently uninhabitable and will require significant repair or replacement. Condition of the well and septic systems is unknown. Several abandoned vehicles and debris remain on the property. This property is being sold strictly "as is" for lot value only. Seller will make no repairs, remove no debris, and will not pay for inspec

Key facts

• Mountain vistas
• Privacy
• Country living

Tags

• 2 ACRE PARCEL
• PANORAMIC VIEWS
• MOUNTAIN VISTAS
• COUNTRY LIVING
• WIDE OPEN SPACE
• PRIVACY

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $69k).

Location & tenants

• Location reads 47/100 on livability (#1,246 in CA) — a working-class tenant base; expect higher turnover. Watch: employment D+, crime F, amenities F.
• Eastern Sierra Unified (rural): math 33% / reading 54% proficiency, ranked #626 of 1,400 in CA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Antelope Elementary (math 42% / reading 57%, grade D, #410 of 1,571 statewide, top 28%, 121 students, 49% FRL); Coleville High (math 24% / reading 75%, grade D+, #332 of 1,170 statewide, top 30%, 64 students, 55% FRL) — zoned schools average 52% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mono County population projected at -25% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is F 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?
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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.27%
• DSCR: 1.86
• GRM: 5.8

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: 25.6%
• Equity multiple: 2.45×
• Total profit: $28,082
• Equity at exit: $31,025

10-year hold

• IRR: 26.3%
• Equity multiple: 4.74×
• Total profit: $72,315
• Equity at exit: $47,814

Cash invested: $19,320 (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 93512

• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $310

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 64%

Sensitivity live

Price	-10% $358	-5% $334	+0% $310	+5% $286	+10% $262
Rent	-10% $231	-5% $271	+0% $310	+5% $350	+10% $389
Rate	-1.0pp $345	-0.5pp $328	base $310	+0.5pp $292	+1.0pp $274

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-05
   status Pending
2. 2026-02-17
   listed $69,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥91°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 26 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,955
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,007
• Taxable income: $2,790
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,053/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: Eastern Sierra Unified
• NCES district ID: 0611870
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 54% ▲ 8.00%
• Median HH income: $47,977
• Composite: 39.44/100
• National rank: #8119
• State rank: #626 of 1400 in CA

Livability — Benton

• Score: 47/100
• State rank: #1246
• US rank: #26304

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, CA
• Population (ZIP): 297

Population outlook (Mono County) Hauer SSP2

• Today (2025): 13,077 people
• By 2030: 12,478 · -4.6%
• By 2040: 11,119 · -15.0%
• By 2050: 9,769 · -25.3%
• By 2075: 6,861 · -47.5%
• By 2100: 5,762 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Native American 13% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Mono

• 2024 margin: Strong D (+20.2) · D 58.1% · R 37.8% · Other 4.1%
• 2008→2024 swing: +7.0pp toward D · 2008: 13.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+22.3 2016: D+11.9 2012: D+7.6 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-03-05 Pending — IMLS
• 2026-02-17 Listed $69,000 IMLS