50 80|50 Private Residence Club B6-2 Canyon Blvd B9-1 Unit B9-1 · Mammoth Lakes, CA 93546

$32,000

1 bd · 2.0 ba · 1,287 sqft · Timeshare public records · 865 Days on market

Built 2006 $25/sqft · 96% below area $1503/mo HOA · 56% 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

Fractional ownership which provides a premiere mountain location. Adjacent to the Village at Mammoth with access to shops, restaurants, and events. Large floorplans with a modern mountain feel. Skybridge to the Gondola, and mountain bike access at the front of the project. Ownership provides flexible usage for all seasons.

Key facts

• $1,503 HOA
• Garage
• Built 2006

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $32k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: schools D, 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.
• Market conditions: 252 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 865 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $38k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; HOA is 56% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 865 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.42% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.15%
• DSCR: 2.92
• GRM: 1.0

CMA / ARV

• ARV (median comp): $830,663
• List price: $32,000
• Delta: -96.15%
• 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: 41.6%
• Equity multiple: 2.83×
• Total profit: $16,352
• Equity at exit: $4,771

10-year hold

• IRR: 48.4%
• Equity multiple: 6.00×
• Total profit: $44,790
• Equity at exit: $2,767

Cash invested: $8,960 (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: 252
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,696 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$13
• HOA: −$1,503
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $322

Break-even live

Break-even rent $2,288

Max offer price $32,000

Occupancy floor 83%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.71mi
1500 Lodestar Dr Mammoth Lakes, CA	2.0	2.0	1204	$5,000	$4.15	14d	1	0.79mi
865 Majestic Pines Dr #225 Mammoth Lakes, CA	2.0	2.0	1178	$3,000	$2.55	16d	1	1.08mi

HOA detail

• Monthly dues: $1,503 · $18,036/yr

Listing history 23 events

1. 2026-06-18
   days on market $32,000 Active 865 DOM
2. 2026-06-17
   days on market $32,000 Active 864 DOM
3. 2026-06-16
   days on market $32,000 Active 863 DOM
4. 2026-06-15
   days on market $32,000 Active 862 DOM
5. 2026-06-14
   days on market $32,000 Active 860 DOM
6. 2026-06-13
   days on market $32,000 Active 859 DOM
7. 2026-06-10
   days on market $32,000 Active 857 DOM
8. 2026-06-09
   days on market $32,000 Active 856 DOM
9. 2026-06-08
   days on market $32,000 Active 855 DOM
10. 2026-06-07
    days on market $32,000 Active 854 DOM
11. 2026-06-05
    days on market $32,000 Active 851 DOM
12. 2026-06-03
    days on market $32,000 Active 850 DOM
13. 2026-06-02
    days on market $32,000 Active 849 DOM
14. 2026-06-01
    days on market $32,000 Active 848 DOM
15. 2026-05-31
    days on market $32,000 Active 847 DOM
16. 2026-05-31
    days on market $32,000 Active 846 DOM
17. 2026-03-14
    price $32,000 324-char remark

    Show marketing remark (324 chars)

    Fractional ownership which provides a premiere mountain location. Adjacent to the Village at Mammoth with access to shops, restaurants, and events. Large floorplans with a modern mountain feel. Skybridge to the Gondola, and mountain bike access at the front of the project. Ownership provides flexible usage for all seasons.

18. 2024-03-09
    price $52,000 324-char remark

    Show marketing remark (324 chars)

    Fractional ownership which provides a premiere mountain location. Adjacent to the Village at Mammoth with access to shops, restaurants, and events. Large floorplans with a modern mountain feel. Skybridge to the Gondola, and mountain bike access at the front of the project. Ownership provides flexible usage for all seasons.

19. 2024-02-03
    listed $70,000 Active 324-char remark

    Show marketing remark (324 chars)

    Fractional ownership which provides a premiere mountain location. Adjacent to the Village at Mammoth with access to shops, restaurants, and events. Large floorplans with a modern mountain feel. Skybridge to the Gondola, and mountain bike access at the front of the project. Ownership provides flexible usage for all seasons.

20. 2018-01-17
    soldstatus $55,000 638-char remark

    Show marketing remark (638 chars)

    80|05 Mammoth is a Private Residence Club adjacent to The Village at Mammoth. Ownership is a fee simple deeded ownership. Owners enjoy larger floorplans that are beautifully appointed home without having to worry and maintenance or upkeep. The 80|50 building has a sky bridge walkway to the gondola which takes you directly to Canyon Lodge. Being near The Village makes it easy to access all the shops, restaurants and activities. Under ground parking, rook top deck with 3 individual spas, workout room, massage rooms and owner's living room. Also includes - movie theaters and game room. Plenty of storage for owners and their families.

21. 2017-12-20
    listed $65,000 638-char remark

    Show marketing remark (638 chars)

    80|05 Mammoth is a Private Residence Club adjacent to The Village at Mammoth. Ownership is a fee simple deeded ownership. Owners enjoy larger floorplans that are beautifully appointed home without having to worry and maintenance or upkeep. The 80|50 building has a sky bridge walkway to the gondola which takes you directly to Canyon Lodge. Being near The Village makes it easy to access all the shops, restaurants and activities. Under ground parking, rook top deck with 3 individual spas, workout room, massage rooms and owner's living room. Also includes - movie theaters and game room. Plenty of storage for owners and their families.

22. 2010-12-17
    soldstatus $125,000
23. 2010-06-02
    listed $125,000

ⓘ 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: $1,477 · $123/mo
• Projected year-2 tax: $1,477 · $123/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 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: $32,346
• − Mortgage interest: −$1,792
• − Property taxes: −$1,477
• − Insurance: −$160
• − Repairs & maintenance: −$2,588
• − Management: −$2,588
• − HOA: −$18,036
• − Depreciation: −$931
• Taxable income: $4,774
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $2,721/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

-74.4% since first listed

7 events — show timeline

• 2026-03-14 Price Changed $32,000 MLBOR
• 2024-03-09 Price Changed $52,000 MLBOR
• 2024-02-03 Listed $70,000 MLBOR
• 2018-01-17 Sold (MLS) $55,000 MLBOR
• 2017-12-20 Listed $65,000 MLBOR
• 2010-12-17 Sold (MLS) $125,000 MLBOR
• 2010-06-02 Listed $125,000 MLBOR

Property tax history

-0.5%/yr

Latest (2025): $1,477 · +9.0% YoY. Source: county tax records.