710-145 Muskrat Dr · Johnstonville, CA 96130

$124,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 12 Days on market

Built 1983 7,841 sqft lot Est $225k · 45% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom, 1.5 bath home located in Levitt Lake subdivision. Inside you will find a open kitchen, separate dining area, nice size living room with a large woodstove to keep you cozy on those cold winter nights. The home has been well maintained. Outside, there is a 1 car attached garage, large fenced yard, situated on . 18 of a acre. Come take a look!

Key facts

• Value-add potential
• Fenced lot
• Open kitchen

Tags

• OPEN KITCHEN
• FENCED LOT
• ESTABLISHED NEIGHBORHOOD
• VALUE-ADD POTENTIAL
• MULTIPLE EXIT STRATEGIES

Property features AI

Finance

• Other: Lot approximately 0.18 acre

Exterior

• Parking: Detached or attached garage with space for 1 car; Concrete parking surface
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; R1 zoning
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Electric water heater
• Bathrooms: One half bathroom
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 70/100 on livability (#234 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute F.
• Shaffer Union Elementary (rural): math 30% / reading 35% proficiency, ranked #925 of 1,400 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shaffer Elementary (math 32% / reading 27%, grade F, #856 of 1,571 statewide, top 57%, 207 students, 56% FRL); Lassen High (math 12% / reading 47%, grade F, #750 of 1,170 statewide, top 66%, 820 students, 33% FRL).
• Market conditions: 240 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lassen County population projected at -14% 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $225,268
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709-985 Lake Ave	0.14mi	3/1.5	1,140 (+1%)	1mo	$229,000	$201	89
710-260 Lake Ave	0.10mi	3/0.5	1,127 (-0%)	7mo	$229,000	$203	87
710-060 Muskrat Dr	0.06mi	3/0.5	1,120 (-1%)	8mo	$223,000	$199	87
710-225 Willow St	0.06mi	3/0.5	1,124 (-1%)	10mo	$180,000	$160	85
710-065 Lake Ave	0.12mi	3/0.5	1,140 (+1%)	14mo	$220,000	$193	80
710120 Willow St	0.03mi	3/2.0	1,127 (-0%)	17mo	$235,000	$209	80
710-455 Lake Ave	0.24mi	3/1.5	1,140 (+1%)	10mo	$165,000	$145	78
470-730 Levee Ln	0.17mi	3/2.0	1,088 (-4%)	5mo	$235,000	$216	77
709-875 Tamarack St	0.27mi	3/2.0	1,176 (+4%)	4mo	$213,000	$181	74
471-000 Cottonwood Rd	0.15mi	3/2.0	1,152 (+2%)	21mo	$230,000	$200	68
710-445 Lake Ave	0.23mi	3/2.0	1,064 (-6%)	17mo	$200,000	$188	61

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $10,462
• Equity at exit: $18,623

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $48,712
• Equity at exit: $10,799

Cash invested: $34,972 (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 96130

• Active inventory: 240
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $482

Break-even live

Break-even rent $1,090

Max offer price $124,900

Occupancy floor 67%

Sensitivity live

Price	-10% $552	-5% $517	+0% $482	+5% $446	+10% $411
Rent	-10% $347	-5% $415	+0% $482	+5% $549	+10% $616
Rate	-1.0pp $545	-0.5pp $513	base $482	+0.5pp $449	+1.0pp $416

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709-895 Alder St Susanville, CA	3.0	2.0	1152	$1,700	$1.48	16d	1	0.25mi

Listing history 11 events

1. 2026-06-18
   status $124,900 Pending 12 DOM
2. 2026-06-18
   days on market $124,900 Active 12 DOM
3. 2026-06-17
   days on market $124,900 Active 11 DOM
4. 2026-06-16
   days on market $124,900 Active 10 DOM
5. 2026-06-15
   days on market $124,900 Active 9 DOM
6. 2026-06-14
   days on market $124,900 Active 7 DOM
7. 2026-06-12
   days on market $124,900 Active 6 DOM
8. 2026-06-09
   days on market $124,900 Active 3 DOM
9. 2026-06-08
   days on market $124,900 Active 2 DOM
10. 2026-06-07
    remarks 567-char remark
11. 2026-06-07
    listed $124,900 Active 1 DOM

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $1,852 · $154/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$6,996
• − Property taxes: −$1,852
• − Insurance: −$624
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,633
• Taxable income: $4,030
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,813/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: Shaffer Union Elementary
• NCES district ID: 0636420
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $55,545
• Composite: 31.53/100
• National rank: #11160
• State rank: #925 of 1400 in CA

Livability — Johnstonville

• Score: 70/100
• State rank: #234
• US rank: #7626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,892

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 26% Two or more races 17% Black 9% Native American 2% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.12%
• Current HPI: 136.1585
• 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

+95.2% since first listed

8 events — show timeline

• 2026-06-06 Listed $124,900 LAORMLS
• 2021-01-29 Sold (Public Records) $165,000 Public Records
• 2021-01-22 Sold (MLS) $164,900 LAORMLS
• 2020-11-04 Listed $164,900 LAORMLS
• 2012-07-17 Sold (Public Records) $90,000 Public Records
• 2004-11-04 Sold (Public Records) $95,000 Public Records
• 2003-04-24 Sold (Public Records) $85,000 Public Records
• 1995-06-19 Sold (Public Records) $64,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,852 · +8.9% YoY. Source: county tax records.