236 Hill St · Sonora, CA 95370

$1

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 33 Days on market

Built 1961 9,583 sqft lot

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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 +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy living in this charming one level 3 bed 2 bath ranch home close to downtown Sonora. Updated finishes and new carpets in the bedrooms. Views of the mountains from the front & back decks. An attached 2 car garage and a private backyard round out this home package. Easy living & affordable! Clear pest report

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: Zoned R-1

Exterior

• Parking: Detached garage; Covered parking for 2 vehicles; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Built in 1961; Wood construction; Shingle roof; Building area approximately 1,494 square feet
• Exterior features: Front porch; Back yard; Lot includes level and sloped areas

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Various bedroom counts noted at street level (1, 2 and 3 bedrooms listed)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Interior features: Storage space; One freestanding fireplace
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 2080858.0% vs local median 3.1% in Sonora — 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 57/100 on livability (#762 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A-; Watch: schools C-, employment C-, crime F.
• Sonora Elementary (town): math 30% / reading 49% proficiency, ranked #244 of 517 in CA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 301 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Tuolumne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Tuolumne County population projected at -15% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 219500.00% ✓
• Cap rate: 2080858.00%
• Cash-on-cash: 7431613.24%
• DSCR: 330665.97
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $358,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Gerrymander Ave	0.04mi	3/2.0	1,313 (-12%)	3mo	$290,000	$221	76
165 Bradford St	0.43mi	3/2.0	1,598 (+7%)	1mo	$345,000	$216	68
719 Barretta St	0.55mi	4/2.0 (+1)	1,600 (+7%)	5mo	$299,000	$187	53
253 Arbona Cir S	0.73mi	3/2.0	1,452 (-3%)	13mo	$349,000	$240	51
1140 S Washington St	0.65mi	3/2.0	1,349 (-10%)	4mo	$340,000	$252	50
100 Livingston St	0.45mi	4/2.0 (+1)	1,602 (+7%)	15mo	$435,390	$272	50
251 Woodside Dr	0.39mi	3/2.0	1,288 (-14%)	14mo	$372,000	$289	47
327 Calaveras Way	0.70mi	3/2.0	1,336 (-11%)	4mo	$235,000	$176	46
91 Bradford	0.48mi	3/2.0	1,300 (-13%)	18mo	$285,000	$219	41
144 Norlin E & D	0.64mi	2/2.0 (-1)	1,656 (+11%)	8mo	$390,000	$236	40
55 Tuolumne St	0.61mi	2/2.0 (-1)	1,294 (-13%)	6mo	$325,000	$251	39
526 Alpine	0.74mi	3/2.0	1,711 (+14%)	18mo	$472,500	$276	26

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: 394554.86×
• Total profit: $110,475
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 851951.67×
• Total profit: $238,546
• Equity at exit: $0

Cash invested: $0 (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 95370

• Active inventory: 301

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,734

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,734	-5% $1,734	+0% $1,734	+5% $1,734	+10% $1,734
Rent	-10% $1,561	-5% $1,647	+0% $1,734	+5% $1,821	+10% $1,907
Rate	-1.0pp $1,734	-0.5pp $1,734	base $1,734	+0.5pp $1,734	+1.0pp $1,734

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 Shaws Flat Rd Unit B Sonora, CA	3.0	1.0	951	$2,195	$2.31	15d	1	1.36mi

Listing history 30 events

1. 2026-06-21
   days on market $1 Active 33 DOM
2. 2026-06-19
   days on market $1 Active 31 DOM
3. 2026-06-18
   days on market $1 Active 30 DOM
4. 2026-06-17
   days on market $1 Active 29 DOM
5. 2026-06-16
   days on market $1 Active 28 DOM
6. 2026-06-15
   days on market $1 Active 27 DOM
7. 2026-06-14
   days on market $1 Active 25 DOM
8. 2026-06-12
   days on market $1 Active 24 DOM
9. 2026-06-10
   days on market $1 Active 22 DOM
10. 2026-06-09
    days on market $1 Active 21 DOM
11. 2026-06-08
    days on market $1 Active 20 DOM
12. 2026-06-07
    days on market $1 Active 19 DOM
13. 2026-06-05
    days on market $1 Active 16 DOM
14. 2026-06-03
    days on market $1 Active 15 DOM
15. 2026-06-02
    days on market $1 Active 14 DOM
16. 2026-06-01
    days on market $1 Active 13 DOM
17. 2026-05-31
    days on market $1 Active 12 DOM
18. 2026-05-30
    days on market $1 Active 11 DOM
19. 2026-05-19
    listed $1 Active
20. 2018-12-14
    soldstatus $250,000 319-char remark

    Show marketing remark (319 chars)

    Easy living in this charming one level 3 bed 2 bath ranch home close to downtown Sonora. Updated finishes and new carpets in the bedrooms. Views of the mountains from the front & back decks. An attached 2 car garage and a private backyard round out this home package. Easy living & affordable! Clear pest report

21. 2018-06-30
    listed $260,000 319-char remark

    Show marketing remark (319 chars)

    Easy living in this charming one level 3 bed 2 bath ranch home close to downtown Sonora. Updated finishes and new carpets in the bedrooms. Views of the mountains from the front & back decks. An attached 2 car garage and a private backyard round out this home package. Easy living & affordable! Clear pest report

22. 2018-02-14
    soldstatus $60,000 113-char remark

    Show marketing remark (113 chars)

    Located in the City of Sonora, above the Fairground, this home has been updated and has a charming and cozy feel.

23. 2018-02-14
    soldstatus $60,000

    Show marketing remark (113 chars)

    Located in the City of Sonora, above the Fairground, this home has been updated and has a charming and cozy feel.

24. 2017-08-30
    listed $169,000 113-char remark

    Show marketing remark (113 chars)

    Located in the City of Sonora, above the Fairground, this home has been updated and has a charming and cozy feel.

25. 2015-06-25
    soldstatus $197,000
26. 2015-04-21
    listed $192,500
27. 2012-08-03
    soldstatus $225,000
28. 2012-03-21
    soldstatus $88,000
29. 2005-05-27
    soldstatus $316,000
30. 2003-09-25
    soldstatus $190,000

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$0
• Taxable income: $22,125
• Est. tax owed @ 24.0%: −$5,310
• After-tax cash flow: $15,498/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: Sonora Elementary
• NCES district ID: 0637230
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $40,134
• Composite: 33.06/100
• National rank: #5570
• State rank: #244 of 517 in CA

Livability — Sonora

• Score: 57/100
• State rank: #762
• US rank: #22153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sonora, CA
• Population (ZIP): 28,373

Population outlook (Tuolumne County) Hauer SSP2

• Today (2025): 50,349 people
• By 2030: 48,708 · -3.3%
• By 2040: 45,284 · -10.1%
• By 2050: 42,575 · -15.4%
• By 2075: 36,827 · -26.9%
• By 2100: 30,369 · -39.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 9% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Tuolumne

• 2024 margin: Strong R (+21.9) · D 37.9% · R 59.7% · Other 2.4%
• 2008→2024 swing: -9.2pp toward R · 2008: -12.7pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.8 2016: R+20.9 2012: R+15.9 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -322.67%
• Current HPI: 130.9637
• 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

+31.6% since first listed

12 events — show timeline

• 2026-05-19 Listed $1 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-12-14 Sold (MLS) $250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-06-30 Listed $260,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-02-14 Sold (Public Records) $60,000 Public Records
• 2018-02-14 Sold (MLS) $60,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2017-08-30 Listed $169,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-06-25 Sold (MLS) $197,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2015-04-21 Listed $192,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-08-03 Sold (Public Records) $225,000 Public Records
• 2012-03-21 Sold (Public Records) $88,000 Public Records
• 2005-05-27 Sold (Public Records) $316,000 Public Records
• 2003-09-25 Sold (Public Records) $190,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,894 · +1.3% YoY. Source: county tax records.