110 Tamarack · Patton Village, CA 96113

$49,000

3 bd · 1.0 ba · 1,503 sqft · Other public records · 22 Days on market

Built 1954 6,874 sqft lot ↓ 20% since listing

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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
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.3/5.0

Listing remarks MLS

Major fixer upper! Needs some doors; windows; electrical; plumbing; drywall; paint; cabinets; fixtures; flooring and more!

Key facts

• 6,874 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,275 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: schools F, amenities F, commute F.
• Fort Sage Unified (rural): math 15% / reading 35% proficiency, ranked #1,169 of 1,400 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k 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 (-2.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 2.80% ✓
• Cap rate: 25.45%
• Cash-on-cash: 68.41%
• DSCR: 4.04
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.2%
• Equity multiple: 4.11×
• Total profit: $42,733
• Equity at exit: $8,220

10-year hold

• IRR: 72.0%
• Equity multiple: 8.44×
• Total profit: $102,091
• Equity at exit: $5,824

Cash invested: $13,720 (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 96113

• Home prices YoY: -1.6%
• Active inventory: 18
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $782

Break-even live

Break-even rent $382

Max offer price $49,000

Occupancy floor 38%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-23
   soldstatus $36,000
2. 2016-11-01
   soldstatus $25,500 123-char remark

   Show marketing remark (123 chars)

   Major fixer upper! Needs some doors; windows; electrical; plumbing; drywall; paint; cabinets; fixtures; flooring and more!

3. 2016-07-08
   listed $29,900 123-char remark

   Show marketing remark (123 chars)

   Major fixer upper! Needs some doors; windows; electrical; plumbing; drywall; paint; cabinets; fixtures; flooring and more!

4. 1992-03-03
   soldstatus $45,000

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $372 · $31/mo
• Expected delta: +$82/yr (+$7/mo · 28.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,461
• − Mortgage interest: −$2,745
• − Property taxes: −$290
• − Insurance: −$245
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,425
• Taxable income: $9,122
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $7,196/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: Fort Sage Unified
• NCES district ID: 0600011
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $43,172
• Composite: 24.41/100
• National rank: #13101
• State rank: #1169 of 1400 in CA

Livability — Patton Village

• Score: 46/100
• State rank: #1275
• US rank: #26452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patton Village, CA
• Population (ZIP): 2,310

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 32% Black 18% Two or more races 7% Native American 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 8% Scottish 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 26%

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: ▼ -2.58%
• Current HPI: 159.4655
• 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

-20.0% since first listed

4 events — show timeline

• 2026-04-23 Sold (Public Records) $36,000 Public Records
• 2016-11-01 Sold (MLS) $25,500 LAORMLS
• 2016-07-08 Listed $29,900 LAORMLS
• 1992-03-03 Sold (Public Records) $45,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $290 · +2.0% YoY. Source: county tax records.