50 Canyon Blvd #b6-4 Unit B6-4 · Mammoth Lakes, CA 93546

$25,000

1 bd · 2.0 ba · 1,041 sqft · Timeshare · 119 Days on market

Built 2006 $24/sqft · 97% below area $1503/mo HOA · 48% of rent ↓ 55% 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 +15.0/30.0
• 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 this large one bedroom floorplan with upscale interior finishes. The 80|50 Private Residence Club offers the full luxury mountain lifestyle experience! Located in the Village at Mammoth, 80|50 private residence club is just steps away from shopping, restaurants, and year-round events. This property has private sky bridge access to the Village Gondola, as well as, the Mountain center tickets & demo shop. Additional amenities include rooftop lounge, jacuzzi, pool, game room/theater, wine storage, massage rooms, underground parking, and so much more. This unit is a fractional ownership including membership to the Elite Alliance program offering ability to access first class resorts around the world. Currently the lowest priced unit available and includes a guarantted week of stay for 4th of July, don't miss out on this opportunity to own!

Key facts

• Rooftop lounge
• Wine storage
• Game room theater

Tags

• PRIVATE SKY BRIDGE ACCESS
• ROOFTOP LOUNGE
• JACUZZI
• GAME ROOM THEATER
• WINE STORAGE
• MASSAGE ROOMS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $25k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 45.5% 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; 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 $173 of loan paydown is wiped out by about $750 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 119 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $3k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 12.63% ✓
• Cap rate: 45.54%
• Cash-on-cash: 140.18%
• DSCR: 7.24
• GRM: 0.7

CMA / ARV

• ARV (median comp): $759,540
• List price: $25,000
• Delta: -96.71%
• 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: 8.00×
• Total profit: $49,002
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.24×
• Total profit: $113,678
• Equity at exit: $2,162

Cash invested: $7,000 (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 93546

• Active inventory: 257
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $3,156 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$1,503
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $818

Break-even live

Break-even rent $2,121

Max offer price $25,000

Occupancy floor 69%

Sensitivity live

Price	-10% $835	-5% $826	+0% $818	+5% $809	+10% $800
Rent	-10% $568	-5% $693	+0% $818	+5% $942	+10% $1,067
Rate	-1.0pp $830	-0.5pp $824	base $818	+0.5pp $811	+1.0pp $805

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: $6,250
• Closing costs: $750
• 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	13d	1	0.17mi
273 Rainbow Ln #12 Mammoth Lakes, CA	2.0	2.0	1147	$3,400	$2.96	3d	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	4d	1	1.13mi

HOA detail

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

Listing history 27 events

1. 2026-06-21
   days on market $25,000 Active 119 DOM
2. 2026-06-18
   days on market $25,000 Active 116 DOM
3. 2026-06-17
   days on market $25,000 Active 115 DOM
4. 2026-06-16
   days on market $25,000 Active 114 DOM
5. 2026-06-15
   days on market $25,000 Active 113 DOM
6. 2026-06-14
   days on market $25,000 Active 111 DOM
7. 2026-06-13
   days on market $25,000 Active 110 DOM
8. 2026-06-10
   days on market $25,000 Active 108 DOM
9. 2026-06-09
   days on market $25,000 Active 107 DOM
10. 2026-06-08
    days on market $25,000 Active 106 DOM
11. 2026-06-07
    days on market $25,000 Active 105 DOM
12. 2026-06-05
    days on market $25,000 Active 102 DOM
13. 2026-06-03
    days on market $25,000 Active 101 DOM
14. 2026-06-02
    days on market $25,000 Active 100 DOM
15. 2026-06-01
    days on market $25,000 Active 99 DOM
16. 2026-05-31
    days on market $25,000 Active 98 DOM
17. 2026-05-31
    days on market $25,000 Active 97 DOM
18. 2026-03-07
    price $25,000 859-char remark

    Show marketing remark (859 chars)

    Enjoy this large one bedroom floorplan with upscale interior finishes. The 80|50 Private Residence Club offers the full luxury mountain lifestyle experience! Located in the Village at Mammoth, 80|50 private residence club is just steps away from shopping, restaurants, and year-round events. This property has private sky bridge access to the Village Gondola, as well as, the Mountain center tickets & demo shop. Additional amenities include rooftop lounge, jacuzzi, pool, game room/theater, wine storage, massage rooms, underground parking, and so much more. This unit is a fractional ownership including membership to the Elite Alliance program offering ability to access first class resorts around the world. Currently the lowest priced unit available and includes a guarantted week of stay for 4th of July, don't miss out on this opportunity to own!

19. 2026-02-22
    listed $28,000 Active 859-char remark

    Show marketing remark (859 chars)

    Enjoy this large one bedroom floorplan with upscale interior finishes. The 80|50 Private Residence Club offers the full luxury mountain lifestyle experience! Located in the Village at Mammoth, 80|50 private residence club is just steps away from shopping, restaurants, and year-round events. This property has private sky bridge access to the Village Gondola, as well as, the Mountain center tickets & demo shop. Additional amenities include rooftop lounge, jacuzzi, pool, game room/theater, wine storage, massage rooms, underground parking, and so much more. This unit is a fractional ownership including membership to the Elite Alliance program offering ability to access first class resorts around the world. Currently the lowest priced unit available and includes a guarantted week of stay for 4th of July, don't miss out on this opportunity to own!

20. 2025-02-11
    historical
21. 2024-10-08
    price $47,000
22. 2024-05-02
    price $51,500
23. 2024-03-01
    price $54,000
24. 2024-02-10
    listed $69,000 Active
25. 2023-02-10
    soldstatus $48,000 Sold
26. 2023-01-25
    historical
27. 2022-11-22
    listed $55,000 Active

ⓘ 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: $37,876
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − HOA: −$18,036
• − Depreciation: −$727
• Taxable income: $11,152
• Est. tax owed @ 24.0%: −$2,676
• After-tax cash flow: $7,136/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

-54.5% since first listed

10 events — show timeline

• 2026-03-07 Price Changed $25,000 MLBOR
• 2026-02-22 Listed $28,000 MLBOR
• 2025-02-11 Delisted — MLBOR
• 2024-10-08 Price Changed $47,000 MLBOR
• 2024-05-02 Price Changed $51,500 MLBOR
• 2024-03-01 Price Changed $54,000 MLBOR
• 2024-02-10 Listed $69,000 MLBOR
• 2023-02-10 Sold (MLS) $48,000 MLBOR
• 2023-01-25 Delisted — MLBOR
• 2022-11-22 Listed $55,000 MLBOR