50 80|50 Canyon Blvd B9-8 Unit B9-8 · Mammoth Lakes, CA 93546

$24,000

1 bd · 2.0 ba · 1,287 sqft · Timeshare public records · 471 Days on market

Built 2006 $19/sqft · 97% below area $1503/mo HOA · 44% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy luxury living in Mammoth at a fraction of the price! Be a part of the 80|50 Private Residence Club and experience a spacious condo adjacent to The Village with access to shops, restaurants, and events. A private skybridge connects you to the gondola for easy ski access with no stairs! Underground parking eliminates hours of shoveling your car out on the big snow days. The incredible rooftop offers access to a lounge, beautiful fitness center, sauna, massage room and 3 hot tubs. Downstairs enjoy a game room, media room, and extra storage including a temperature-controlled wine room. Fractional ownership provides flexible usage for all seasons and opportunity to exchange time to stay at other properties around the world through the Elite Alliance program (EliteAlliance. com). Three reserved weeks each winter and three reserved weeks each summer. In addition, you may reserve unlimited space available and short-term stays. This unit has excellent dates for the 2026 ski season, scheduled for 1/30 - 2/6 (suite 112), 2/27 - 3/6 (suite 123) and 3/27 - 4/3 (suite 112). Incidentally, suite 112 is reportedly the most requested suite due to the large kitchen and 2 bedrooms. Each owner has dedicated storage on the property for skis, gear, and bikes enabling you to hop on Advanced Airlines with a small carry-on bag and skip hauling your gear around. ADDED BONUS - Seller will offer 3 FREE Naturopathic Consultations to buyer - worth $1,500! Typically done over the phone. Time to get healthy and enjoy your new place in the mountains. Lots of great reasons to purchase this in time for the ski/snowboard season!

Key facts

• Underground parking
• Fitness center
• Rooftop access

Tags

• SKYBRIDGE CONNECTS TO GONDOLA
• UNDERGROUND PARKING
• ROOFTOP ACCESS
• FITNESS CENTER
• SAUNA
• MASSAGE ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $24k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $24k).
• Recommended offer: $21k (12.0% below list) — sets the bar for market timing.
• Cap rate 58.1% vs local median 1.3% in Mammoth Lakes — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#213 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: crime D, cost of living F.
• Mammoth Unified (town): math 37% / reading 52% proficiency, ranked #549 of 1,400 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mammoth Elementary (529 students, 51% FRL); Mammoth Middle (229 students, 64% FRL); Mammoth High (math 27% / reading 72%, grade D, #352 of 1,170 statewide, top 31%, 351 students, 55% FRL).
• Market conditions: 257 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).
• This rent runs 39% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $166 of loan paydown is wiped out by about $720 of value loss. Plan a longer hold.
• 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 471 days — a 12% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $14k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 471 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 14.27% ✓
• Cap rate: 58.11%
• Cash-on-cash: 185.05%
• DSCR: 9.23
• GRM: 0.6

CMA / ARV

• ARV (median comp): $831,017
• List price: $24,000
• Delta: -97.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.39×
• Total profit: $63,088
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 22.41×
• Total profit: $143,885
• Equity at exit: $2,075

Cash invested: $6,720 (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 93546

• Active inventory: 257
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $3,424 medium
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$1,503
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,036

Break-even live

Break-even rent $2,112

Max offer price $24,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,053	-5% $1,045	+0% $1,036	+5% $1,028	+10% $1,020
Rent	-10% $766	-5% $901	+0% $1,036	+5% $1,172	+10% $1,307
Rate	-1.0pp $1,048	-0.5pp $1,042	base $1,036	+0.5pp $1,030	+1.0pp $1,024

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Rainbow Ln #12 Mammoth Lakes, CA	2.0	2.0	1147	$3,400	$2.96	0d	1	0.71mi
1500 Lodestar Dr Mammoth Lakes, CA	2.0	2.0	1204	$5,000	$4.15	16d	1	0.79mi
2113 Meridian Blvd Mammoth Lakes, CA	2.0	1.0	1000	$3,000	$3.00	0d	1	1.06mi
865 Majestic Pines Dr #225 Mammoth Lakes, CA	2.0	2.0	1178	$3,000	$2.55	18d	1	1.08mi

HOA detail

• Monthly dues: $1,503 · $18,036/yr
• Likely covers: gym

Listing history 25 events

1. 2026-06-21
   days on market $24,000 Active 471 DOM
2. 2026-06-18
   days on market $24,000 Active 468 DOM
3. 2026-06-17
   days on market $24,000 Active 467 DOM
4. 2026-06-16
   days on market $24,000 Active 466 DOM
5. 2026-06-15
   days on market $24,000 Active 465 DOM
6. 2026-06-14
   days on market $24,000 Active 463 DOM
7. 2026-06-13
   pricedays on market $24,000 Active 462 DOM
8. 2026-06-10
   days on market $30,000 Active 460 DOM
9. 2026-06-09
   days on market $30,000 Active 459 DOM
10. 2026-06-08
    days on market $30,000 Active 458 DOM
11. 2026-06-07
    days on market $30,000 Active 457 DOM
12. 2026-06-05
    days on market $30,000 Active 454 DOM
13. 2026-06-03
    days on market $30,000 Active 453 DOM
14. 2026-06-02
    days on market $30,000 Active 452 DOM
15. 2026-06-01
    days on market $30,000 Active 451 DOM
16. 2026-05-31
    days on market $30,000 Active 450 DOM
17. 2026-05-31
    days on market $30,000 Active 449 DOM
18. 2025-09-30
    price $30,000 1625-char remark

    Show marketing remark (1625 chars)

    Enjoy luxury living in Mammoth at a fraction of the price! Be a part of the 80|50 Private Residence Club and experience a spacious condo adjacent to The Village with access to shops, restaurants, and events. A private skybridge connects you to the gondola for easy ski access with no stairs! Underground parking eliminates hours of shoveling your car out on the big snow days. The incredible rooftop offers access to a lounge, beautiful fitness center, sauna, massage room and 3 hot tubs. Downstairs enjoy a game room, media room, and extra storage including a temperature-controlled wine room. Fractional ownership provides flexible usage for all seasons and opportunity to exchange time to stay at other properties around the world through the Elite Alliance program (EliteAlliance. com). Three reserved weeks each winter and three reserved weeks each summer. In addition, you may reserve unlimited space available and short-term stays. This unit has excellent dates for the 2026 ski season, scheduled for 1/30 - 2/6 (suite 112), 2/27 - 3/6 (suite 123) and 3/27 - 4/3 (suite 112). Incidentally, suite 112 is reportedly the most requested suite due to the large kitchen and 2 bedrooms. Each owner has dedicated storage on the property for skis, gear, and bikes enabling you to hop on Advanced Airlines with a small carry-on bag and skip hauling your gear around. ADDED BONUS - Seller will offer 3 FREE Naturopathic Consultations to buyer - worth $1,500! Typically done over the phone. Time to get healthy and enjoy your new place in the mountains. Lots of great reasons to purchase this in time for the ski/snowboard season!

19. 2025-03-07
    listed $38,500 Active 1625-char remark

    Show marketing remark (1625 chars)

    Enjoy luxury living in Mammoth at a fraction of the price! Be a part of the 80|50 Private Residence Club and experience a spacious condo adjacent to The Village with access to shops, restaurants, and events. A private skybridge connects you to the gondola for easy ski access with no stairs! Underground parking eliminates hours of shoveling your car out on the big snow days. The incredible rooftop offers access to a lounge, beautiful fitness center, sauna, massage room and 3 hot tubs. Downstairs enjoy a game room, media room, and extra storage including a temperature-controlled wine room. Fractional ownership provides flexible usage for all seasons and opportunity to exchange time to stay at other properties around the world through the Elite Alliance program (EliteAlliance. com). Three reserved weeks each winter and three reserved weeks each summer. In addition, you may reserve unlimited space available and short-term stays. This unit has excellent dates for the 2026 ski season, scheduled for 1/30 - 2/6 (suite 112), 2/27 - 3/6 (suite 123) and 3/27 - 4/3 (suite 112). Incidentally, suite 112 is reportedly the most requested suite due to the large kitchen and 2 bedrooms. Each owner has dedicated storage on the property for skis, gear, and bikes enabling you to hop on Advanced Airlines with a small carry-on bag and skip hauling your gear around. ADDED BONUS - Seller will offer 3 FREE Naturopathic Consultations to buyer - worth $1,500! Typically done over the phone. Time to get healthy and enjoy your new place in the mountains. Lots of great reasons to purchase this in time for the ski/snowboard season!

20. 2017-03-30
    soldstatus $80,000 387-char remark

    Show marketing remark (387 chars)

    Steps from the Village at Mammoth - shops, restaurants, and events. .. .high end construction, with every imaginable amenity. Large floorplans and professional kitchens. Game room and movie theater. Underground parking. Roof top spa area, with massage rooms, workout area, and three outdoor spas. View of the Sherwin Mountains. Access to the Gondola via a sky bridge. .. .ski in ski out.

21. 2016-10-06
    listed $105,000 387-char remark

    Show marketing remark (387 chars)

    Steps from the Village at Mammoth - shops, restaurants, and events. .. .high end construction, with every imaginable amenity. Large floorplans and professional kitchens. Game room and movie theater. Underground parking. Roof top spa area, with massage rooms, workout area, and three outdoor spas. View of the Sherwin Mountains. Access to the Gondola via a sky bridge. .. .ski in ski out.

22. 2015-06-08
    listed $70,000
23. 2013-03-12
    soldstatus $67,500
24. 2012-02-08
    listed $79,000
25. 2010-12-28
    listed $115,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥79°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 53 unhealthy d/yr today · 56 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,091
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$3,287
• − Management: −$3,287
• − HOA: −$18,036
• − Depreciation: −$698
• Taxable income: $13,958
• Est. tax owed @ 24.0%: −$3,350
• After-tax cash flow: $9,086/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: Mammoth Unified
• NCES district ID: 0623530
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 52% ▲ 6.00%
• Median HH income: $61,602
• Composite: 41.54/100
• National rank: #7267
• State rank: #549 of 1400 in CA

Livability — Mammoth Lakes

• Score: 71/100
• State rank: #213
• US rank: #6710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Lakes, CA
• County: Mono County · 9,000 people
• City population: 9,000
• Metro: nan
• Population (ZIP): 9,000
• Household income: $105,577
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 182.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 4% Iranian 3% Slovak 3%
• Foreign-born: 19% · Canada
• Languages at home: 75% English-only · Spanish 19% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -338.42%
• Current HPI: 166.8869
• Rent YoY: —
• Metro: nan
• 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

-73.9% since first listed

8 events — show timeline

• 2025-09-30 Price Changed $30,000 MLBOR
• 2025-03-07 Listed $38,500 MLBOR
• 2017-03-30 Sold (MLS) $80,000 MLBOR
• 2016-10-06 Listed $105,000 MLBOR
• 2015-06-08 Listed $70,000 MLBOR
• 2013-03-12 Sold (MLS) $67,500 MLBOR
• 2012-02-08 Listed $79,000 MLBOR
• 2010-12-28 Listed $115,000 MLBOR

Property tax history

+1.9%/yr

Latest (2025): $1,819 · +8.0% YoY. Source: county tax records.