41604 Corlew · Auberry, CA 93602

$265,000

2 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 93 Days on market

Built 1971 8,064 sqft lot $202/sqft · at area comps Est $263k · at est. $79/mo HOA · 4% of rent ↓ 15% since listing

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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 +15.2/30.0
• ARV discount +7.2/15.0
• DSCR +4.6/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perched above the lane for added privacy, this inviting mountain cabin offers the perfect blend of rustic charm, comfort, and unforgettable and relaxing views. Situated in Meadow Lakes with a private lake and minutes from water skiing in the summer, snow skiing in the winter, or relaxing all year round. **This community is a Fire-Wise community, which offers discounts on insurance.** Step inside to a warm, welcoming living room anchored by a striking brick fireplace with a wood insert that efficiently heats the entire cabin. The open loft design allows cozy warmth to naturally rise upstairs, creating the perfect mountain retreat atmosphere on chilly evenings. The vaulted tongue-and-groove wood ceilings are beautiful and in excellent condition, which adds dramatic height and authentic cabin character throughout the home. The soaring ceilings and open layout create a surprisingly spacious feel. The main level also features a convenient laundry room, bedroom, and full bathroom with a tub/shower combination ideal for guests or easy single-level living. The generously sized open loft (430 sq ft) offers incredible flexibility. Keep it as a fun bunk-style sleeping area that can comfortably accommodate six or more guests, or transform it into a relaxing lounge, game area, or additional sleeping quarters. The loft also includes a second bathroom with a shower. The kitchen is both functional and charmingly retro, featuring a breakfast bar for casual meals, space for a dining table, plenty of kitchen cabinet storage, and both a microwave and trash compactor. Enjoy the spacious front deck perfect for morning coffee, evening relaxation, or simply soaking in the fresh pine-scented mountain air while taking in the views. A unique, covered round brick BBQ, in the shape of an old-fashioned well, with a bucket on a rope above the grill that includes a built-in light for convenient evening grilling. Lovingly built and meticulously cared for by the same family throughout its lifetime, this special cabin now shines with beautiful new flooring. The county handles snow removal by plowing the road in front, making year-round access simple and stress-free. Whether you're looking for a peaceful mountain getaway, a cozy family retreat, or a place to gather with friends to make lasting memories, this charming cabin delivers the mountain lifestyle buyers dream about. Under the house, you'll enjoy some stand-up crawlspace available for a small shop or storage of summer/winter toys.

Key facts

• Mountain cabin
• Open loft design
• Brick fireplace

Tags

• MOUNTAIN CABIN
• PRIVATE LAKES
• BRICK FIREPLACE
• OPEN LOFT DESIGN
• LAUNDRY ROOM
• BUNK-STYLE SLEEPING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.3% below list).
• Recommended offer: $222k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.4% in Auberry — 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 53/100 on livability (#982 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime B, employment B; Watch: schools D+, amenities F, commute F.
• Sierra Unified (rural): math 31% / reading 51% proficiency, ranked #212 of 517 in CA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 2,426 units permitted in Fresno County in 2024 (296 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Fresno County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,779 (16.3% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.84% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $263,239
• List price: $265,000
• Delta: 0.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41482 Chipmunk Ln	0.07mi	3/1.8 (+1)	1,357 (+3%)	8mo	$299,000	$220	79
41737 Marmot Ln	0.04mi	2/1.5	1,206 (-8%)	15mo	$299,000	$248	70
41890 Corlew Ln	0.24mi	3/2.0 (+1)	1,208 (-8%)	9mo	$325,000	$269	63
41835 Corlew Ln	0.20mi	2/1.0	1,184 (-10%)	12mo	$62,500	$53	60
41833 Chipmunk Ln	0.21mi	3/1.5 (+1)	1,191 (-9%)	19mo	$295,000	$248	52
41645 Meadow Ln	0.17mi	3/1.0 (+1)	1,216 (-8%)	22mo	$330,000	$271	52
41769 Corlew Ln	0.15mi	2/1.8	1,512 (+15%)	22mo	$273,000	$181	49
41852 Chipmunk Ln	0.21mi	3/1.8 (+1)	1,501 (+14%)	22mo	$341,000	$227	43

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-37,275
• Equity at exit: $39,512

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-25,359
• Equity at exit: $22,912

Cash invested: $74,200 (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 93602

• Home prices YoY: -28.8%
• Active inventory: 59
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$110
• HOA: −$79
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $90

Break-even live

Break-even rent $2,104

Max offer price $265,000

Occupancy floor 91%

Sensitivity live

Price	-10% $240	-5% $165	+0% $90	+5% $15	+10% $-60
Rent	-10% $-85	-5% $2	+0% $90	+5% $178	+10% $265
Rate	-1.0pp $224	-0.5pp $157	base $90	+0.5pp $21	+1.0pp $-48

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: watertrashsnow removal

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 93 DOM
2. 2026-06-18
   days on market $265,000 Active 90 DOM
3. 2026-06-17
   days on market $265,000 Active 89 DOM
4. 2026-06-16
   days on market $265,000 Active 88 DOM
5. 2026-06-15
   days on market $265,000 Active 87 DOM
6. 2026-06-13
   days on market $265,000 Active 85 DOM
7. 2026-06-13
   days on market $265,000 Active 84 DOM
8. 2026-06-10
   days on market $265,000 Active 82 DOM
9. 2026-06-09
   days on market $265,000 Active 81 DOM
10. 2026-06-08
    days on market $265,000 Active 80 DOM
11. 2026-06-08
    price $265,000 Active 79 DOM
12. 2026-06-07
    days on market $310,000 Active 79 DOM
13. 2026-06-05
    days on market $310,000 Active 76 DOM
14. 2026-06-03
    days on market $310,000 Active 75 DOM
15. 2026-06-02
    days on market $310,000 Active 74 DOM
16. 2026-06-01
    days on market $310,000 Active 73 DOM
17. 2026-05-31
    days on market $310,000 Active 72 DOM
18. 2026-04-22
    price $265,000 2496-char remark

    Show marketing remark (2496 chars)

    Perched above the lane for added privacy, this inviting mountain cabin offers the perfect blend of rustic charm, comfort, and unforgettable and relaxing views. Situated in Meadow Lakes with a private lake and minutes from water skiing in the summer, snow skiing in the winter, or relaxing all year round. **This community is a Fire-Wise community, which offers discounts on insurance.** Step inside to a warm, welcoming living room anchored by a striking brick fireplace with a wood insert that efficiently heats the entire cabin. The open loft design allows cozy warmth to naturally rise upstairs, creating the perfect mountain retreat atmosphere on chilly evenings. The vaulted tongue-and-groove wood ceilings are beautiful and in excellent condition, which adds dramatic height and authentic cabin character throughout the home. The soaring ceilings and open layout create a surprisingly spacious feel. The main level also features a convenient laundry room, bedroom, and full bathroom with a tub/shower combination ideal for guests or easy single-level living. The generously sized open loft (430 sq ft) offers incredible flexibility. Keep it as a fun bunk-style sleeping area that can comfortably accommodate six or more guests, or transform it into a relaxing lounge, game area, or additional sleeping quarters. The loft also includes a second bathroom with a shower. The kitchen is both functional and charmingly retro, featuring a breakfast bar for casual meals, space for a dining table, plenty of kitchen cabinet storage, and both a microwave and trash compactor. Enjoy the spacious front deck perfect for morning coffee, evening relaxation, or simply soaking in the fresh pine-scented mountain air while taking in the views. A unique, covered round brick BBQ, in the shape of an old-fashioned well, with a bucket on a rope above the grill that includes a built-in light for convenient evening grilling. Lovingly built and meticulously cared for by the same family throughout its lifetime, this special cabin now shines with beautiful new flooring. The county handles snow removal by plowing the road in front, making year-round access simple and stress-free. Whether you're looking for a peaceful mountain getaway, a cozy family retreat, or a place to gather with friends to make lasting memories, this charming cabin delivers the mountain lifestyle buyers dream about. Under the house, you'll enjoy some stand-up crawlspace available for a small shop or storage of summer/winter toys.

19. 2026-03-20
    listed $310,000 Active 2422-char remark

    Show marketing remark (2422 chars)

    Perched above the lane for added privacy, this inviting mountain cabin offers the perfect blend of rustic charm, comfort, and unforgettable and relaxing views. Situated in Meadow Lakes with several private lakes and minutes from water skiing in the summer, snow skiing in the winter, or relaxing all year round. Step inside to a warm and welcoming living room anchored by a striking brick fireplace with a wood insert that efficiently heats the entire cabin. The open loft design allows cozy warmth to naturally rise upstairs, creating the perfect mountain retreat-atmosphere on chilly evenings. The vaulted tongue-and-groove wood ceilings are beautiful and in excellent condition to add dramatic height and authentic cabin character throughout the home. The soaring ceilings and open layout create a surprisingly spacious feel. The main level also features a convenient laundry room, bedroom, full bathroom with a tub/shower combination ideal for guests or easy single-level living. Upstairs, the generously sized open loft offers incredible flexibility. Keep it as a fun bunk-style sleeping area that can comfortably accommodate six or more guests, or transform it into a relaxing lounge, game area, or additional sleeping quarters. The loft also includes a second bathroom with a shower. The kitchen is both functional and charmingly retro, featuring a breakfast bar for casual meals, space for a dining table, plenty of kitchen cabinet storage, and both a microwave and trash compactor. Enjoy the spacious front deck perfect for morning coffee, evening relaxation, or simply soaking in the fresh pine-scented mountain air while taking in the views. A unique, covered round brick BBQ, in the shape of an old-fashioned well, with a bucket on a rope above the grill that includes as a built-in light for convenient evening grilling. Lovingly built and meticulously cared for by the same family throughout its lifetime, this special cabin now shines with beautiful new flooring. The county takes care of snow removal by plowing the road in front, making year-round access simple and stress-free. Whether you're looking for a peaceful mountain getaway, a cozy family retreat, or a place to gather with friends to make lasting memories, this charming cabin delivers the mountain lifestyle buyers dream about. Under the house, you'll enjoy some stand-up crawlspace available for a small shop or storage of summer/winter toys.

20. 2026-03-19
    listed $310,000 Active 2496-char remark

    Show marketing remark (2496 chars)

    Perched above the lane for added privacy, this inviting mountain cabin offers the perfect blend of rustic charm, comfort, and unforgettable and relaxing views. Situated in Meadow Lakes with a private lake and minutes from water skiing in the summer, snow skiing in the winter, or relaxing all year round. **This community is a Fire-Wise community, which offers discounts on insurance.** Step inside to a warm, welcoming living room anchored by a striking brick fireplace with a wood insert that efficiently heats the entire cabin. The open loft design allows cozy warmth to naturally rise upstairs, creating the perfect mountain retreat atmosphere on chilly evenings. The vaulted tongue-and-groove wood ceilings are beautiful and in excellent condition, which adds dramatic height and authentic cabin character throughout the home. The soaring ceilings and open layout create a surprisingly spacious feel. The main level also features a convenient laundry room, bedroom, and full bathroom with a tub/shower combination ideal for guests or easy single-level living. The generously sized open loft (430 sq ft) offers incredible flexibility. Keep it as a fun bunk-style sleeping area that can comfortably accommodate six or more guests, or transform it into a relaxing lounge, game area, or additional sleeping quarters. The loft also includes a second bathroom with a shower. The kitchen is both functional and charmingly retro, featuring a breakfast bar for casual meals, space for a dining table, plenty of kitchen cabinet storage, and both a microwave and trash compactor. Enjoy the spacious front deck perfect for morning coffee, evening relaxation, or simply soaking in the fresh pine-scented mountain air while taking in the views. A unique, covered round brick BBQ, in the shape of an old-fashioned well, with a bucket on a rope above the grill that includes a built-in light for convenient evening grilling. Lovingly built and meticulously cared for by the same family throughout its lifetime, this special cabin now shines with beautiful new flooring. The county handles snow removal by plowing the road in front, making year-round access simple and stress-free. Whether you're looking for a peaceful mountain getaway, a cozy family retreat, or a place to gather with friends to make lasting memories, this charming cabin delivers the mountain lifestyle buyers dream about. Under the house, you'll enjoy some stand-up crawlspace available for a small shop or storage of summer/winter toys.

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: +$1,019/yr (+$85/mo · 102.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 3/10 Moderate
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 66 unhealthy d/yr today · 72 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,613
• − Mortgage interest: −$14,844
• − Property taxes: −$995
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$948
• − Depreciation: −$7,709
• Taxable loss: −$3,465
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,913/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: Sierra Unified
• NCES district ID: 0636805
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $67,384
• Composite: 36.91/100
• National rank: #4539
• State rank: #212 of 517 in CA

Livability — Auberry

• Score: 53/100
• State rank: #982
• US rank: #24661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auberry, CA
• City population: 3,091
• Population (ZIP): 3,091

Population outlook (Fresno County) Hauer SSP2

• Today (2025): 1,042,971 people
• By 2030: 1,072,198 · +2.8%
• By 2040: 1,122,408 · +7.6%
• By 2050: 1,157,251 · +11.0%
• By 2075: 1,182,575 · +13.4%
• By 2100: 1,105,899 · +6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Hispanic / Latino 10% Native American 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Fresno

• 2024 margin: Toss-up / Even · D 46.5% · R 50.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 2.1pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: D+7.8 2016: D+3.9 2012: R+2.9 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.97%
• Current HPI: 244.699
• 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

-14.5% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $265,000 FRESNOMLS
• 2026-03-20 Listed $310,000 CRMLS
• 2026-03-19 Listed $310,000 FRESNOMLS

Property tax history

+2.4%/yr

Latest (2025): $995 · +6.2% YoY. Source: county tax records.