39678 Road 425b #35 · Oakhurst, CA 93644

$89,000

2 bd · 2.0 ba · 1,440 sqft · Other · 17 Days on market

Built 1973 17 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A must see clean and spacious 2 bedroom and 2 bathroom mobile home in an established 55+ community! Check out the newly renovated kitchen that flows right into a large living room and dining area. This home features new granite countertops, newly painted cabinetry, new hardwood flooring in the kitchen and carpet throughout. As well as, new ceiling and insulation! There are two large bedrooms with spacious closets and two bathrooms with optimal counter space and storage. A big sliding glass door leading out to the covered patio/ramp with brand new carpet, perfect for relaxing outdoors! Don't miss this opportunity, head over to the front office for your application now!

Key facts

• Covered front porch
• Dual-pane windows
• Walk-in shower

Tags

• GRANITE KITCHEN COUNTERTOPS
• BUILT-IN DINING HUTCH
• DUAL-PANE WINDOWS
• FUNCTIONAL FLOOR PLAN
• WALK-IN SHOWER
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Monthly association with clubhouse, green areas, and landscape maintenance

Exterior

• Parking: Carport
• Utilities: Electric service on; Public sewer; Public utilities
• Home design: Mobile home; Park space rented; Great Lakes manufactured home
• Construction: Metal siding; Metal/other roof; Wood subfloor foundation
• Exterior features: One-level home; Covered, concrete, screened patio/porch; Shed(s); Mountain setting

Interior

• Kitchen: Built-in range/oven; Dishwasher; Refrigerator; Garbage disposal
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms; Tub/shower and separate shower
• Heating & cooling: Central heating and cooling; Has heating; Has cooling
• Interior features: Great room; Den / study; Double pane windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 3.5% in Oakhurst — 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 54/100 on livability (#911 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime D-, amenities F, commute F.
• Market conditions: 133 active listings in the ZIP; 1,346 units permitted in Madera County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $26k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 2.75×
• Total profit: $43,683
• Equity at exit: $13,270

10-year hold

• IRR: 47.1%
• Equity multiple: 5.53×
• Total profit: $112,779
• Equity at exit: $7,695

Cash invested: $24,920 (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 93644

• Active inventory: 133
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $913

Break-even live

Break-even rent $664

Max offer price $89,000

Occupancy floor 45%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $89,000 Active 17 DOM
2. 2026-06-18
   days on market $89,000 Active 16 DOM
3. 2026-06-17
   days on market $89,000 Active 15 DOM
4. 2026-06-16
   days on market $89,000 Active 14 DOM
5. 2026-06-15
   days on market $89,000 Active 13 DOM
6. 2026-06-14
   days on market $89,000 Active 11 DOM
7. 2026-06-12
   pricedays on marketlisting id $89,000 Active 10 DOM
8. 2026-06-09
   days on market $79,900 Active 46 DOM
9. 2026-06-08
   days on market $79,900 Active 45 DOM
10. 2026-06-07
    days on market $79,900 Active 44 DOM
11. 2026-06-07
    days on market $79,900 Active 43 DOM
12. 2026-06-04
    pricedays on marketlisting id $79,900 Active 40 DOM
13. 2026-06-02
    days on marketlisting id $89,000 Active 1 DOM
14. 2026-06-01
    days on market $89,000 Active 38 DOM
15. 2026-05-31
    days on market $89,000 Active 37 DOM
16. 2026-05-31
    days on market $89,000 Active 36 DOM
17. 2026-04-27
    price $89,000
18. 2026-04-16
    listed $115,000 Active
19. 2022-12-06
    soldstatus $60,000 Sold 677-char remark

    Show marketing remark (677 chars)

    A must see clean and spacious 2 bedroom and 2 bathroom mobile home in an established 55+ community! Check out the newly renovated kitchen that flows right into a large living room and dining area. This home features new granite countertops, newly painted cabinetry, new hardwood flooring in the kitchen and carpet throughout. As well as, new ceiling and insulation! There are two large bedrooms with spacious closets and two bathrooms with optimal counter space and storage. A big sliding glass door leading out to the covered patio/ramp with brand new carpet, perfect for relaxing outdoors! Don't miss this opportunity, head over to the front office for your application now!

20. 2022-11-14
    status Pending 677-char remark

    Show marketing remark (677 chars)

    A must see clean and spacious 2 bedroom and 2 bathroom mobile home in an established 55+ community! Check out the newly renovated kitchen that flows right into a large living room and dining area. This home features new granite countertops, newly painted cabinetry, new hardwood flooring in the kitchen and carpet throughout. As well as, new ceiling and insulation! There are two large bedrooms with spacious closets and two bathrooms with optimal counter space and storage. A big sliding glass door leading out to the covered patio/ramp with brand new carpet, perfect for relaxing outdoors! Don't miss this opportunity, head over to the front office for your application now!

21. 2022-09-13
    price $65,000 677-char remark

    Show marketing remark (677 chars)

    A must see clean and spacious 2 bedroom and 2 bathroom mobile home in an established 55+ community! Check out the newly renovated kitchen that flows right into a large living room and dining area. This home features new granite countertops, newly painted cabinetry, new hardwood flooring in the kitchen and carpet throughout. As well as, new ceiling and insulation! There are two large bedrooms with spacious closets and two bathrooms with optimal counter space and storage. A big sliding glass door leading out to the covered patio/ramp with brand new carpet, perfect for relaxing outdoors! Don't miss this opportunity, head over to the front office for your application now!

22. 2022-08-12
    price $75,000 677-char remark

    Show marketing remark (677 chars)

    A must see clean and spacious 2 bedroom and 2 bathroom mobile home in an established 55+ community! Check out the newly renovated kitchen that flows right into a large living room and dining area. This home features new granite countertops, newly painted cabinetry, new hardwood flooring in the kitchen and carpet throughout. As well as, new ceiling and insulation! There are two large bedrooms with spacious closets and two bathrooms with optimal counter space and storage. A big sliding glass door leading out to the covered patio/ramp with brand new carpet, perfect for relaxing outdoors! Don't miss this opportunity, head over to the front office for your application now!

23. 2022-07-19
    listed $85,000 Active 677-char remark

    Show marketing remark (677 chars)

    A must see clean and spacious 2 bedroom and 2 bathroom mobile home in an established 55+ community! Check out the newly renovated kitchen that flows right into a large living room and dining area. This home features new granite countertops, newly painted cabinetry, new hardwood flooring in the kitchen and carpet throughout. As well as, new ceiling and insulation! There are two large bedrooms with spacious closets and two bathrooms with optimal counter space and storage. A big sliding glass door leading out to the covered patio/ramp with brand new carpet, perfect for relaxing outdoors! Don't miss this opportunity, head over to the front office for your application now!

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$427/yr (+$36/mo · 171.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 8 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 50 unhealthy d/yr today · 55 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,833
• − Mortgage interest: −$4,985
• − Property taxes: −$249
• − Insurance: −$445
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$2,589
• Taxable income: $10,071
• Est. tax owed @ 24.0%: −$2,417
• After-tax cash flow: $8,536/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)

No district data.

Livability — Oakhurst

• Score: 54/100
• State rank: #911
• US rank: #24074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakhurst, CA
• Population (ZIP): 6,490

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 White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 4%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% German/W. Germanic 1%

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: ▼ -153.01%
• Current HPI: 259.017
• 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

+4.7% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $89,000 FRESNOMLS
• 2026-04-16 Listed $115,000 FRESNOMLS
• 2022-12-06 Sold (MLS) $60,000 FRESNOMLS
• 2022-11-14 Pending — FRESNOMLS
• 2022-09-13 Price Changed $65,000 FRESNOMLS
• 2022-08-12 Price Changed $75,000 FRESNOMLS
• 2022-07-19 Listed $85,000 FRESNOMLS

Property tax history

+3.9%/yr

Latest (2017): $249 · +3.4% YoY. Source: county tax records.