820 Columbia St · Madera, CA 93638

$149,000

2 bd · 1.0 ba · 588 sqft · SingleFamily public records · 29 Days on market

Built 1937 3,049 sqft lot Est $118k · 26% over ↓ 40% since listing

---

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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

Key facts

• 3,049 sq ft lot
• Built 1937
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.9% in Madera — 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 51/100 on livability (#1,053 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: amenities F, commute F, employment D-.
• Madera Unified (urban): math 22% / reading 35% proficiency, ranked #1,095 of 1,400 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: George Washington Elementary (607 students, 99% FRL); Martin Luther King Jr. Middle (919 students, 97% FRL); Matilda Torres High (2,001 students, 91% FRL) — zoned schools average 96% FRL vs 75% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,346 units permitted in Madera County in 2024 (8 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: flood insurance adds $66/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $118,188
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Columbia St	0.15mi	2/1.0	572 (-3%)	4mo	$115,000	$201	85

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,605
• Equity at exit: $22,216

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $25,523
• Equity at exit: $12,883

Cash invested: $41,720 (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 93638

• Home prices YoY: -30.1%
• Active inventory: 124
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $338

Break-even live

Break-even rent $1,292

Max offer price $149,000

Occupancy floor 75%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 E Yosemite Ave Unit 101 Madera, CA	1.0	1.0	492	$1,220	$2.48	43d	1	0.89mi
117 S K St Unit A Madera, CA	2.0	1.0	750	$1,550	$2.07	13d	1	0.93mi

Listing history 11 events

1. 2026-06-18
   days on marketlisting id $149,000 Pending 29 DOM
2. 2026-06-03
   days on marketlisting id $149,000 Pending
3. 2026-01-15
   status Pending
4. 2025-12-17
   listed $149,000 Active
5. 2024-11-27
   soldstatus $220,000 Closed 345-char remark

   Show marketing remark (345 chars)

   Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

6. 2024-11-27
   soldstatus $220,000

   Show marketing remark (345 chars)

   Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

7. 2024-11-07
   status Pending 345-char remark

   Show marketing remark (345 chars)

   Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

8. 2024-10-25
   status Active 345-char remark

   Show marketing remark (345 chars)

   Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

9. 2024-10-25
   price $230,000 345-char remark

   Show marketing remark (345 chars)

   Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

10. 2024-10-10
    status Pending 345-char remark

    Show marketing remark (345 chars)

    Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

11. 2024-04-01
    listed $249,000 Active 345-char remark

    Show marketing remark (345 chars)

    Exclusive Investor Opportunity! Don't miss out on this exceptional offer featuring two properties. The first property 820 Columbia, boasts a 1 bedroom, 1 bath layout spanning 588 square feet. The second property 824 Columbia, is situated on a 3,150 square foot lot, complete with a fenced yard for added privacy. Explore these investments today!

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 7/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,633
• − Mortgage interest: −$8,346
• − Property taxes: −$1,327
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,335
• Taxable income: $1,782
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,627/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: Madera Unified
• NCES district ID: 0623340
• Math proficiency: 22% ▬ 0.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $43,446
• Composite: 27.2/100
• National rank: #12454
• State rank: #1095 of 1400 in CA

Livability — Madera

• Score: 51/100
• State rank: #1053
• US rank: #25190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madera, CA
• County: Madera County · 133,170 people
• City population: 109,650
• Metro: Madera, CA
• Population (ZIP): 50,571
• Household income: $62,374
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1707.0

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 22% White 11% Asian 2% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Canada
• Languages at home: 29% English-only · Spanish 69% Other Indo-European 2%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.33%
• Current HPI: 458.5577
• Rent YoY: —
• Metro: Madera, CA
• 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

-40.2% since first listed

9 events — show timeline

• 2026-01-15 Pending — FRESNOMLS
• 2025-12-17 Listed $149,000 FRESNOMLS
• 2024-11-27 Sold (Public Records) $220,000 Public Records
• 2024-11-27 Sold (MLS) $220,000 FRESNOMLS
• 2024-11-07 Pending — FRESNOMLS
• 2024-10-25 Relisted — FRESNOMLS
• 2024-10-25 Price Changed $230,000 FRESNOMLS
• 2024-10-10 Pending — FRESNOMLS
• 2024-04-01 Listed $249,000 FRESNOMLS

Property tax history

+29.7%/yr

Latest (2025): $1,327 · +11703.9% YoY. Source: county tax records.