2297 Brigadoon Ave · Dixon Lane-MeadowCreek, CA 93514

$170,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 77 Days on market

Built 1977 $118/sqft · 10% above area Est $155k · 10% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +3.1/15.0
• 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 MLS

3 Bed, 2 Bath Mobile Home on a Corner Lot " Welcome home to this spacious 3-bedroom, 2-bath mobile home perfectly situated on a desirable corner lot! Located directly across from the community clubhouse, you'll enjoy easy access to amenities and a neighborhood atmosphere. Step inside to find a comfortable open layout with plenty of natural light, and generous living spaces ideal for relaxing or entertaining. The primary bedroom features its own private bathroom and walk-in closet, while the additional bedrooms offer flexibility for family, guests, or a home office. You'll also love the large laundry room, offering extra storage space. Outside, the corner lot provides added privacy, and curb appeal. Whether you're enjoying your morning coffee or hosting a weekend get-together, this home offers the perfect blend of comfort and convenience

Key facts

• Community clubhouse
• Walk-in closet
• Open layout

Tags

• CORNER LOT
• COMMUNITY CLUBHOUSE
• OPEN LAYOUT
• PRIVATE BATHROOM
• WALK-IN CLOSET
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $155,000
• List price: $170,000
• Delta: 9.68%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2360 Brigadoon Ave	0.12mi	3/2.0	1,440 (0%)	3mo	$132,000	$92	92
1519 Glenwood Ln	0.17mi	3/2.0	1,440 (0%)	3mo	$138,000	$96	89
2308 Loch Lomond Ave	0.11mi	3/2.0	1,493 (+4%)	1mo	$195,000	$131	88
2307 Grazide Cir	0.26mi	2/2.0 (-1)	1,440 (0%)	6mo	$480,000	$333	78
2269 Galloway Ave	0.23mi	2/2.0 (-1)	1,440 (0%)	11mo	$160,000	$111	75
2272 Brigadoon Ave	0.03mi	2/2.0 (-1)	1,344 (-7%)	10mo	$62,500	$47	74
2323 Grazide Cir	0.27mi	2/2.0 (-1)	1,344 (-7%)	2mo	$480,000	$357	70
1528 Argyle Ln	0.13mi	2/2.0 (-1)	1,584 (+10%)	3mo	$179,900	$114	70
2252 Brigadoon Ave	0.04mi	3/2.0	1,630 (+13%)	10mo	$165,000	$101	68
2293 Galloway Ave	0.24mi	2/2.0 (-1)	1,334 (-7%)	11mo	$55,000	$41	62
1495 Argyle Ln	0.16mi	2/2.0 (-1)	1,248 (-13%)	6mo	$105,000	$84	61
2291 Baskerville Ave	0.13mi	2/2.0 (-1)	1,248 (-13%)	11mo	$60,000	$48	57

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $13,154
• Equity at exit: $25,348

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $63,961
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $639

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 67%

Sensitivity live

Price	-10% $756	-5% $697	+0% $639	+5% $580	+10% $521
Rent	-10% $457	-5% $548	+0% $639	+5% $729	+10% $820
Rate	-1.0pp $724	-0.5pp $682	base $639	+0.5pp $594	+1.0pp $550

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $170,000 Active 77 DOM
2. 2026-06-17
   days on market $170,000 Active 76 DOM
3. 2026-06-16
   days on market $170,000 Active 75 DOM
4. 2026-06-15
   days on market $170,000 Active 74 DOM
5. 2026-06-14
   days on market $170,000 Active 72 DOM
6. 2026-06-13
   days on market $170,000 Active 71 DOM
7. 2026-06-10
   days on market $170,000 Active 69 DOM
8. 2026-06-09
   days on market $170,000 Active 68 DOM
9. 2026-06-08
   days on market $170,000 Active 67 DOM
10. 2026-06-07
    days on market $170,000 Active 66 DOM
11. 2026-06-05
    days on market $170,000 Active 63 DOM
12. 2026-06-03
    days on market $170,000 Active 62 DOM
13. 2026-06-02
    days on market $170,000 Active 61 DOM
14. 2026-06-01
    days on market $170,000 Active 60 DOM
15. 2026-05-31
    days on market $170,000 Active 59 DOM
16. 2026-05-31
    days on market $170,000 Active 58 DOM
17. 2026-03-27
    listed $189,000 Active 855-char remark

    Show marketing remark (855 chars)

    3 Bed, 2 Bath Mobile Home on a Corner Lot " Welcome home to this spacious 3-bedroom, 2-bath mobile home perfectly situated on a desirable corner lot! Located directly across from the community clubhouse, you'll enjoy easy access to amenities and a neighborhood atmosphere. Step inside to find a comfortable open layout with plenty of natural light, and generous living spaces ideal for relaxing or entertaining. The primary bedroom features its own private bathroom and walk-in closet, while the additional bedrooms offer flexibility for family, guests, or a home office. You'll also love the large laundry room, offering extra storage space. Outside, the corner lot provides added privacy, and curb appeal. Whether you're enjoying your morning coffee or hosting a weekend get-together, this home offers the perfect blend of comfort and convenience

ⓘ 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: $27,544
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$4,945
• Taxable income: $5,269
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $6,398/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

1 event — show timeline

• 2026-03-27 Listed $189,000 IMLS

Property tax history

-1.8%/yr

Latest (2025): $154 · +10.5% YoY. Source: county tax records.