8080 Hwy 99 E · Los Molinos, CA 96055

$440,000

10 bd · 10.0 ba · — sqft · Townhouse · 758 Days on market

Built 1947 Good condition 0.98 ac lot ↓ 8% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

Key facts

• Fully rented
• Prime location
• 5 parking spots

Tags

• NEWLY RENOVATED STUDIOS
• PRIME LOCATION
• FULLY RENTED
• INCOME-GENERATING ASSET

What this means for you Summary

Snapshot

• This is a 10-bed/10.0-bath townhouse listed at $440k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $387k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#650 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, crime B; Watch: cost of living D+, schools D, amenities F.
• Los Molinos Unified (rural): math 26% / reading 37% proficiency, ranked #339 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 186 units permitted in Tehama 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.
• Tehama County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 758 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $387,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 758 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

CMA / ARV

• ARV (median comp): $207,452
• List price: $440,000
• Delta: 112.10%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -87.0%
• Equity multiple: -1.15×
• Total profit: $-264,965
• Equity at exit: $65,605

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-480,104
• Equity at exit: $38,043

Cash invested: $123,200 (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 96055

• Home prices YoY: -10.2%
• Active inventory: 25

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,600/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-3,041

Break-even live

Break-even rent $3,849

Max offer price —

Occupancy floor —

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $440,000 Active 758 DOM
2. 2026-06-18
   days on market $440,000 Active 757 DOM
3. 2026-06-17
   days on market $440,000 Active 756 DOM
4. 2026-06-16
   days on market $440,000 Active 755 DOM
5. 2026-06-15
   days on market $440,000 Active 754 DOM
6. 2026-06-14
   days on market $440,000 Active 752 DOM
7. 2026-06-13
   days on market $440,000 Active 751 DOM
8. 2026-06-10
   days on market $440,000 Active 749 DOM
9. 2026-06-09
   days on market $440,000 Active 748 DOM
10. 2026-06-08
    days on market $440,000 Active 747 DOM
11. 2026-06-07
    days on market $440,000 Active 746 DOM
12. 2026-06-05
    statusdays on market $440,000 Active 743 DOM
13. 2026-06-03
    days on market $440,000 Active Under Contract 742 DOM
14. 2026-06-02
    days on market $440,000 Active Under Contract 741 DOM
15. 2026-06-01
    days on market $440,000 Active Under Contract 740 DOM
16. 2026-05-31
    days on market $440,000 Active Under Contract 739 DOM
17. 2026-05-30
    days on market $440,000 Active Under Contract 738 DOM
18. 2026-05-05
    historical Active Under Contract 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

19. 2026-03-02
    status Active 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

20. 2026-02-02
    historical Active Under Contract 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

21. 2025-08-06
    status Active 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

22. 2025-07-25
    historical Active Under Contract 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

23. 2025-07-03
    price $440,000 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

24. 2024-09-11
    price $470,000 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

25. 2024-05-22
    listed $480,000 Active 679-char remark

    Show marketing remark (679 chars)

    Investment Opportunity in Los Molinos , where opportunity knocks for savvy investors! This charming Five-Plex , newly renovated 5 Studio apartments, walking distance to shopping his property enjoys a prime location, offering convenience and accessibility to local amenities and attractions. Whether you're a seasoned investor looking to expand your portfolio or a newcomer eager to step into the real estate market, this property presents a promising opportunity. Currently, all units are fully rented, ensuring immediate returns on your investment. Don't miss your chance to capitalize on this excellent income-generating asset in a thriving rental market. TOTAL RENT IS $4,060

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$24,647
• − Property taxes: −$6,600
• − Insurance: −$2,200
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$12,800
• Taxable loss: −$46,247
• Est. tax savings @ 24.0%: +$11,099
• After-tax cash flow: $-25,390/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This five-plex property is in good condition with no major repairs needed. It offers a good investment opportunity with immediate returns from fully rented units.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Well-maintained landscaping can enhance the property's curb appeal and attract more tenants or buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the property's curb appeal and attract more tenants or buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Los Molinos Unified
• NCES district ID: 0622860
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $39,064
• Composite: 26.36/100
• National rank: #7234
• State rank: #339 of 517 in CA

Livability — Los Molinos

• Score: 59/100
• State rank: #650
• US rank: #20269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Molinos, CA
• Population (ZIP): 3,404

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 34% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 72% English-only · Spanish 25% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.37%
• Current HPI: 259.2093
• 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

-8.3% since first listed

8 events — show timeline

• 2026-05-05 Contingent — TCAOR
• 2026-03-02 Relisted — TCAOR
• 2026-02-02 Contingent — TCAOR
• 2025-08-06 Relisted — TCAOR
• 2025-07-25 Contingent — TCAOR
• 2025-07-03 Price Changed $440,000 TCAOR
• 2024-09-11 Price Changed $470,000 TCAOR
• 2024-05-22 Listed $480,000 TCAOR