50 80|50 Private Residence Club Canyon Blvd #b6-7 Unit B6-7 · Mammoth Lakes, CA 93546

$35,000

1 bd · 2.0 ba · 1,200 sqft · Condo · 124 Days on market

Built 2006 $29/sqft · 96% below area $1503/mo HOA · 47% 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

• Access to shops
• Access to events
• Mountain bike access

Tags

• MOUNTAIN LOCATION
• ACCESS TO SHOPS
• ACCESS TO RESTAURANTS
• ACCESS TO EVENTS
• SKYBRIDGE TO THE GONDOLA
• MOUNTAIN BIKE ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $35k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.1% 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: 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 123 units permitted in Mono County in 2024 (76 in 5+ unit buildings).
• This rent runs 36% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 9.14% ✓
• Cap rate: 33.11%
• Cash-on-cash: 95.78%
• DSCR: 5.26
• GRM: 0.9

CMA / ARV

• ARV (median comp): $830,673
• List price: $35,000
• Delta: -95.79%
• 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: 97.5%
• Equity multiple: 5.60×
• Total profit: $45,120
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.96×
• Total profit: $107,388
• Equity at exit: $3,026

Cash invested: $9,800 (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: 0.9×

Monthly cashflow live

• Estimated rent: $3,199 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$1,503
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $782

Break-even live

Break-even rent $2,209

Max offer price $35,000

Occupancy floor 71%

Sensitivity live

Price	-10% $806	-5% $794	+0% $782	+5% $770	+10% $758
Rent	-10% $529	-5% $656	+0% $782	+5% $909	+10% $1,035
Rate	-1.0pp $800	-0.5pp $791	base $782	+0.5pp $773	+1.0pp $764

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Lake Mary Rd #35 Mammoth Lakes, CA	1.0	1.0	713	$2,995	$4.20	12d	1	0.17mi
273 Rainbow Ln #12 Mammoth Lakes, CA	2.0	2.0	1147	$3,400	$2.96	2d	1	0.71mi
1500 Lodestar Dr Mammoth Lakes, CA	2.0	2.0	1204	$5,000	$4.15	15d	1	0.79mi
865 Majestic Pines Dr #225 Mammoth Lakes, CA	2.0	2.0	1178	$3,000	$2.55	17d	1	1.08mi
31 Sunshine #31 Mammoth Lakes, CA	1.0	1.0	855	$3,000	$3.51	3d	1	1.13mi

HOA detail condo

• Monthly dues: $1,503 · $18,036/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $35,000 Active 124 DOM
2. 2026-06-17
   days on market $35,000 Active 123 DOM
3. 2026-06-16
   days on market $35,000 Active 122 DOM
4. 2026-06-15
   days on market $35,000 Active 121 DOM
5. 2026-06-14
   days on market $35,000 Active 119 DOM
6. 2026-06-13
   days on market $35,000 Active 118 DOM
7. 2026-06-10
   days on market $35,000 Active 116 DOM
8. 2026-06-09
   days on market $35,000 Active 115 DOM
9. 2026-06-08
   days on market $35,000 Active 114 DOM
10. 2026-06-07
    days on market $35,000 Active 113 DOM
11. 2026-06-05
    days on market $35,000 Active 110 DOM
12. 2026-06-03
    days on market $35,000 Active 109 DOM
13. 2026-06-02
    days on market $35,000 Active 108 DOM
14. 2026-06-01
    days on market $35,000 Active 107 DOM
15. 2026-05-31
    days on market $35,000 Active 106 DOM
16. 2026-05-31
    days on market $35,000 Active 105 DOM
17. 2026-02-14
    listed $35,000 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.

18. 2024-09-23
    listed $55,000
19. 2007-03-06
    listed $274,900

ⓘ 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 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: $38,386
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$18,036
• − Depreciation: −$1,018
• Taxable income: $10,530
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $6,859/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

-87.3% since first listed

3 events — show timeline

• 2026-02-14 Listed $35,000 MLBOR
• 2024-09-23 Listed $55,000 MLBOR
• 2007-03-06 Listed $274,900 MLBOR