399 E Yaney #53 St · Bishop, CA 93514

$49,999

2 bd · 1.0 ba · 840 sqft · Manufactured · 284 Days on market

Built 1983 $60/sqft · 27% below area Est $69k · 27% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

Key facts

• Access to downtown
• Nature's beauty
• Shopping

Tags

• MOUNTAIN VIEWS
• ACCESS TO DOWNTOWN
• SHOPPING
• SCHOOLS
• NATURE'S BEAUTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#186 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• 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; 2 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 2→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 4.61% ✓
• Cap rate: 41.66%
• Cash-on-cash: 126.31%
• DSCR: 6.62
• GRM: 1.8

CMA / ARV

• ARV (median comp): $68,866
• List price: $49,999
• Delta: -27.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 E Yaney St #53	0.06mi	2/1.0	840 (0%)	0mo	$49,900	$59	97
399 E Yaney #10 St	0.00mi	1/1.0 (-1)	720 (-14%)	10mo	$47,500	$66	62
171 Maciver Spc 23 St	0.35mi	2/1.0	722 (-14%)	17mo	$45,000	$62	46

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: —
• Equity multiple: 7.13×
• Total profit: $85,789
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 14.98×
• Total profit: $195,700
• Equity at exit: $4,323

Cash invested: $14,000 (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: 1.8×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,474

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 31%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 E Line St Unit B Bishop, CA	2.0	1.0	750	$2,400	$3.20	21d	1	0.68mi
162 E Line St Ste H Bishop, CA	1.0	1.0	710	$2,200	$3.10	43d	1	0.68mi

Listing history 27 events

1. 2026-05-05
   status Pending 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

2. 2026-02-04
   price $49,999 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

3. 2025-12-09
   price $52,999 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

4. 2025-12-08
   status Price Change 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

5. 2025-11-09
   historical 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

6. 2025-10-09
   historical
7. 2025-09-19
   price $54,444 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

8. 2025-09-06
   price $51,000
9. 2025-08-20
   price $56,900 738-char remark

   Show marketing remark (738 chars)

   A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

10. 2025-08-19
    listed $56,900 Price Change 738-char remark

    Show marketing remark (738 chars)

    A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

11. 2025-08-05
    soldstatus Sold 738-char remark

    Show marketing remark (738 chars)

    A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

12. 2025-08-05
    soldstatus $47,500 Sold

    Show marketing remark (738 chars)

    A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

13. 2025-08-01
    listed $52,500 Active
14. 2025-07-22
    price $59,900 738-char remark

    Show marketing remark (738 chars)

    A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

15. 2025-07-11
    historical
16. 2025-06-17
    listed $47,500 Active
17. 2025-06-12
    listed $64,500 Active 738-char remark

    Show marketing remark (738 chars)

    A cozy 2 bedroom, 1 bath home perfectly situated near the canal in beautiful Bishop. Enjoy peaceful walks, breathtaking mountain views, and unforgettable Eastern Sierra sunsets just steps away. This inviting home features a bright living area, a functional layout, and convenient access to downtown, shopping, and schools. Recent updates include new exterior paint and a new roof, enhancing both charm and durability. The bathroom door has been widened for handicap accessibility, offering greater comfort and functionality. Plus, the property comes with two designated parking spaces for added ease. Embrace the simple joys of small-town living surrounded by nature's beauty. Come take a look and see what makes this place feel like home

18. 2025-05-06
    historical
19. 2025-04-18
    price $49,900
20. 2025-03-29
    price $54,995
21. 2025-03-28
    price $49,500
22. 2025-03-06
    listed $59,995 Active
23. 2025-02-22
    historical
24. 2025-01-15
    price $59,995
25. 2024-11-21
    listed $64,995 Active
26. 2019-12-19
    soldstatus $26,000
27. 2019-10-23
    listed $28,900

ⓘ 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 6/10 Major 2 d/yr ≥99°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,633
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$1,455
• Taxable income: $17,956
• Est. tax owed @ 24.0%: −$4,310
• After-tax cash flow: $13,374/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 — Bishop

• Score: 72/100
• State rank: #186
• US rank: #6082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bishop, 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

+73.0% since first listed

27 events — show timeline

• 2026-05-05 Pending — MLBOR
• 2026-02-04 Price Changed $49,999 MLBOR
• 2025-12-09 Price Changed $52,999 MLBOR
• 2025-12-08 Relisted — MLBOR
• 2025-11-09 Delisted — MLBOR
• 2025-10-09 Delisted — MLBOR
• 2025-09-19 Price Changed $54,444 MLBOR
• 2025-09-06 Price Changed $51,000 MLBOR
• 2025-08-20 Price Changed $56,900 MLBOR
• 2025-08-19 Listed $56,900 MLBOR
• 2025-08-05 Sold (MLS) $47,500 MLBOR
• 2025-08-05 Sold (MLS) — MLBOR
• 2025-08-01 Listed $52,500 MLBOR
• 2025-07-22 Price Changed $59,900 MLBOR
• 2025-07-11 Delisted — MLBOR
• 2025-06-17 Listed $47,500 MLBOR
• 2025-06-12 Listed $64,500 MLBOR
• 2025-05-06 Delisted — MLBOR
• 2025-04-18 Price Changed $49,900 MLBOR
• 2025-03-29 Price Changed $54,995 MLBOR
• 2025-03-28 Price Changed $49,500 MLBOR
• 2025-03-06 Listed $59,995 MLBOR
• 2025-02-22 Delisted — MLBOR
• 2025-01-15 Price Changed $59,995 MLBOR
• 2024-11-21 Listed $64,995 MLBOR
• 2019-12-19 Sold (MLS) $26,000 MLBOR
• 2019-10-23 Listed $28,900 MLBOR

Property tax history

-14.3%/yr

Latest (2025): $39 · +9.3% YoY. Source: county tax records.