5909 Evergreen · Bootjack, CA 95338

$429,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 157 Days on market

Built 1987 2.45 ac lot $263/sqft · at area comps Est $416k · at est.

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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 +15.4/30.0
• ARV discount +6.1/15.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the serene and picturesque community of Lush Meadows, this delightful 3-bedroom, 2-bath residence offers a perfect blend of comfort, style and outdoor adventure. With breathtaking views and an ideal location just minutes from the historic town of Mariposa, you'll enjoy small-town charm alongside spectacular natural beauty. Step inside to find newer flooring throughout the main living areas, lending a fresh updated feel. The well-designed floorplan provides spacious living areas, a welcoming kitchen and bedrooms filled with natural light. Outside, the large property features its own swim spa and relaxing hot tub - both included! Perfect for year-round enjoyment, whether you're unwinding under the stars or getting in a daily workout. The location is truly unbeatable - Yosemite National Park sits practically in your backyard, offering endless opportunities for hiking, climbing, sightseeing, and soaking in iconic landscapes. Whether you're seeking a peaceful family home, a vacation retreat or a gateway to outdoor living, this Lush Meadows property has it all.

Key facts

• Hot tub
• Swim spa
• 2.45 acre lot

Tags

• SWIM SPA
• HOT TUB
• YOSEMITE NATIONAL PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (18.4% below list).
• Recommended offer: $350k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Bootjack — 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 48/100 on livability (#1,203 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: employment C-, crime F, amenities F.
• Mariposa County Unified (rural): math 27% / reading 42% proficiency, ranked #282 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 89 units permitted in Mariposa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Mariposa County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (18.4% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $416,362
• List price: $429,000
• Delta: 3.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5906 Pine Top Dr	0.30mi	3/2.0	1,700 (+4%)	5mo	$389,500	$229	75
5615 Silver Strand Fall	0.28mi	3/2.0	1,568 (-4%)	8mo	$384,000	$245	74
5590 Royal Arches	0.34mi	3/2.0	1,556 (-4%)	12mo	$325,000	$209	66
5785 Glacier Pt	0.36mi	3/2.0	1,780 (+9%)	4mo	$399,950	$225	65
5686 Nevada Fall	0.36mi	3/2.0	1,718 (+6%)	23mo	$409,000	$238	54
3820 Pinecrest Dr	0.49mi	3/2.0	1,440 (-12%)	10mo	$330,000	$229	50
5585 Meadow Ln	0.52mi	3/2.0	1,475 (-10%)	19mo	$405,000	$275	44
5740 Clouds Rst	0.73mi	3/2.0	1,824 (+12%)	14mo	$385,000	$211	34

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-59,249
• Equity at exit: $63,965

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-38,845
• Equity at exit: $37,092

Cash invested: $120,120 (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 95338

• Active inventory: 167
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,250
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $164

Break-even live

Break-even rent $3,293

Max offer price $429,000

Occupancy floor 90%

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Smither Rd Mariposa, CA	2.0	2.0	1474	$3,500	$2.37	43d	1	1.16mi

Listing history 23 events

1. 2026-06-19
   days on market $429,000 Active 157 DOM
2. 2026-06-18
   days on market $429,000 Active 156 DOM
3. 2026-06-17
   days on market $429,000 Active 155 DOM
4. 2026-06-16
   days on market $429,000 Active 154 DOM
5. 2026-06-15
   days on market $429,000 Active 153 DOM
6. 2026-06-14
   days on market $429,000 Active 151 DOM
7. 2026-06-13
   days on market $429,000 Active 150 DOM
8. 2026-06-10
   days on market $429,000 Active 148 DOM
9. 2026-06-09
   days on market $429,000 Active 147 DOM
10. 2026-06-08
    days on market $429,000 Active 146 DOM
11. 2026-06-07
    days on market $429,000 Active 145 DOM
12. 2026-06-05
    days on market $429,000 Active 142 DOM
13. 2026-06-03
    days on market $429,000 Active 141 DOM
14. 2026-06-02
    days on market $429,000 Active 140 DOM
15. 2026-06-01
    days on market $429,000 Active 139 DOM
16. 2026-05-31
    days on market $429,000 Active 138 DOM
17. 2026-05-30
    days on market $429,000 Active 137 DOM
18. 2026-05-07
    price $425,000 1082-char remark

    Show marketing remark (1082 chars)

    Nestled in the serene and picturesque community of Lush Meadows, this delightful 3-bedroom, 2-bath residence offers a perfect blend of comfort, style and outdoor adventure. With breathtaking views and an ideal location just minutes from the historic town of Mariposa, you'll enjoy small-town charm alongside spectacular natural beauty. Step inside to find newer flooring throughout the main living areas, lending a fresh updated feel. The well-designed floorplan provides spacious living areas, a welcoming kitchen and bedrooms filled with natural light. Outside, the large property features its own swim spa and relaxing hot tub - both included! Perfect for year-round enjoyment, whether you're unwinding under the stars or getting in a daily workout. The location is truly unbeatable - Yosemite National Park sits practically in your backyard, offering endless opportunities for hiking, climbing, sightseeing, and soaking in iconic landscapes. Whether you're seeking a peaceful family home, a vacation retreat or a gateway to outdoor living, this Lush Meadows property has it all.

19. 2026-03-24
    price $429,000 1082-char remark

    Show marketing remark (1082 chars)

    Nestled in the serene and picturesque community of Lush Meadows, this delightful 3-bedroom, 2-bath residence offers a perfect blend of comfort, style and outdoor adventure. With breathtaking views and an ideal location just minutes from the historic town of Mariposa, you'll enjoy small-town charm alongside spectacular natural beauty. Step inside to find newer flooring throughout the main living areas, lending a fresh updated feel. The well-designed floorplan provides spacious living areas, a welcoming kitchen and bedrooms filled with natural light. Outside, the large property features its own swim spa and relaxing hot tub - both included! Perfect for year-round enjoyment, whether you're unwinding under the stars or getting in a daily workout. The location is truly unbeatable - Yosemite National Park sits practically in your backyard, offering endless opportunities for hiking, climbing, sightseeing, and soaking in iconic landscapes. Whether you're seeking a peaceful family home, a vacation retreat or a gateway to outdoor living, this Lush Meadows property has it all.

20. 2026-03-24
    price $429,000 1082-char remark

    Show marketing remark (1082 chars)

    Nestled in the serene and picturesque community of Lush Meadows, this delightful 3-bedroom, 2-bath residence offers a perfect blend of comfort, style and outdoor adventure. With breathtaking views and an ideal location just minutes from the historic town of Mariposa, you'll enjoy small-town charm alongside spectacular natural beauty. Step inside to find newer flooring throughout the main living areas, lending a fresh updated feel. The well-designed floorplan provides spacious living areas, a welcoming kitchen and bedrooms filled with natural light. Outside, the large property features its own swim spa and relaxing hot tub - both included! Perfect for year-round enjoyment, whether you're unwinding under the stars or getting in a daily workout. The location is truly unbeatable - Yosemite National Park sits practically in your backyard, offering endless opportunities for hiking, climbing, sightseeing, and soaking in iconic landscapes. Whether you're seeking a peaceful family home, a vacation retreat or a gateway to outdoor living, this Lush Meadows property has it all.

21. 2026-01-13
    listed $450,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Nestled in the serene and picturesque community of Lush Meadows, this delightful 3-bedroom, 2-bath residence offers a perfect blend of comfort, style and outdoor adventure. With breathtaking views and an ideal location just minutes from the historic town of Mariposa, you'll enjoy small-town charm alongside spectacular natural beauty. Step inside to find newer flooring throughout the main living areas, lending a fresh updated feel. The well-designed floorplan provides spacious living areas, a welcoming kitchen and bedrooms filled with natural light. Outside, the large property features its own swim spa and relaxing hot tub - both included! Perfect for year-round enjoyment, whether you're unwinding under the stars or getting in a daily workout. The location is truly unbeatable - Yosemite National Park sits practically in your backyard, offering endless opportunities for hiking, climbing, sightseeing, and soaking in iconic landscapes. Whether you're seeking a peaceful family home, a vacation retreat or a gateway to outdoor living, this Lush Meadows property has it all.

22. 2026-01-12
    listed $450,000 Active 1082-char remark

    Show marketing remark (1082 chars)

    Nestled in the serene and picturesque community of Lush Meadows, this delightful 3-bedroom, 2-bath residence offers a perfect blend of comfort, style and outdoor adventure. With breathtaking views and an ideal location just minutes from the historic town of Mariposa, you'll enjoy small-town charm alongside spectacular natural beauty. Step inside to find newer flooring throughout the main living areas, lending a fresh updated feel. The well-designed floorplan provides spacious living areas, a welcoming kitchen and bedrooms filled with natural light. Outside, the large property features its own swim spa and relaxing hot tub - both included! Perfect for year-round enjoyment, whether you're unwinding under the stars or getting in a daily workout. The location is truly unbeatable - Yosemite National Park sits practically in your backyard, offering endless opportunities for hiking, climbing, sightseeing, and soaking in iconic landscapes. Whether you're seeking a peaceful family home, a vacation retreat or a gateway to outdoor living, this Lush Meadows property has it all.

23. 2025-01-23
    soldstatus $400,000

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $3,260 · $272/mo
• Expected delta: +$1,189/yr (+$99/mo · 57.4%)

ⓘ 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 4/10 Moderate 9 d/yr ≥99°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 48 unhealthy d/yr today · 55 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$24,031
• − Property taxes: −$2,072
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$12,480
• Taxable loss: −$5,447
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $3,274/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: Mariposa County Unified
• NCES district ID: 0623940
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $48,669
• Composite: 29.75/100
• National rank: #6438
• State rank: #282 of 517 in CA

Livability — Bootjack

• Score: 48/100
• State rank: #1203
• US rank: #26092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,164

Population outlook (Mariposa County) Hauer SSP2

• Today (2025): 15,956 people
• By 2030: 15,078 · -5.5%
• By 2040: 13,413 · -15.9%
• By 2050: 12,232 · -23.3%
• By 2075: 11,143 · -30.2%
• By 2100: 10,187 · -36.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 9% Hispanic / Latino 9% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 5% Italian 4% Russian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Mariposa

• 2024 margin: Strong R (+21.1) · D 38.1% · R 59.1% · Other 2.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -12.4pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+18.1 2016: R+23.2 2012: R+17.4 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.82%
• Current HPI: 140.3045
• 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

+6.2% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $425,000 FRESNOMLS
• 2026-03-24 Price Changed $429,000 CRMLS
• 2026-03-24 Price Changed $429,000 FRESNOMLS
• 2026-01-13 Listed $450,000 CRMLS
• 2026-01-12 Listed $450,000 FRESNOMLS
• 2025-01-23 Sold (Public Records) $400,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $2,072 · +1.6% YoY. Source: county tax records.