11121 Yankee Vis · Yankee Hill, CA 95965

$69,000

1 bd · 1.0 ba · 648 sqft · Other public records · 43 Days on market

Built 1992 2.38 ac lot ↓ 42% 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
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2.38 lot is ready for new occupants! Power, Water, Septic, Cell Service, Propane and Views! What else could you need? How about 300 ft. of 6ft. cyclone fencing that is concreted in every 10 ft. with two pull through gates for added security. The top of the fence is even secured with barbed wire. This fencing runs all around the front and East sides of the property. The property has 171 ft. of underground power cables run to both ends of the property, with 220 hookups available as well. It also has a well and septic hookup near a flat spot (including a power pole) where it is all ready for a camp trailer. There are a few outbuildings on the property for added comfort- like a laundry room with hookups, an outdoor shower room with hot and cold water, a carport/workshop, plus a storage shed. There is lots of room and plenty of sun for a nice large garden with additional fencing around it. There is also a 125 gallon propane tank. Perfect spot to re-build!

Key facts

• 2.38 acre lot
• Built 1992
• Listed 42 days

Property features AI

Finance

• Other: Property listed with Keller Williams Realty Chico Area
• HOA & community: Outdoor recreation nearby: biking, hiking, fishing

Exterior

• Utilities: Well water; Septic (type unknown)
• Home design: Single-story cabin; No shared/common walls; Property has a view; No accessory dwelling unit
• Construction: Year built as reported by assessor
• Exterior features: Cabin-style structure; No pool; Terrain includes foothills and lake views; Lot density approximately 2–5 units per acre

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: One-level home; All bedrooms on the main level; Has central furnace heating
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,174 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Golden Feather Union Elementary (rural): math 11% / reading 20% proficiency, ranked #1,295 of 1,400 in CA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 167 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Butte County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.
• Current owner paid $60k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.55%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.71×
• Total profit: $13,805
• Equity at exit: $10,288

10-year hold

• IRR: 25.6%
• Equity multiple: 3.12×
• Total profit: $40,889
• Equity at exit: $5,966

Cash invested: $19,320 (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 95965

• Home prices YoY: -31.6%
• Rents YoY: 1.9%
• Active inventory: 167
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $411

Break-even live

Break-even rent $567

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $69,000 Active 43 DOM
2. 2026-06-18
   days on market $69,000 Active 42 DOM
3. 2026-06-17
   days on market $69,000 Active 41 DOM
4. 2026-06-16
   days on market $69,000 Active 40 DOM
5. 2026-06-15
   days on market $69,000 Active 39 DOM
6. 2026-06-14
   days on market $69,000 Active 37 DOM
7. 2026-06-13
   days on market $69,000 Active 36 DOM
8. 2026-06-10
   days on market $69,000 Active 34 DOM
9. 2026-06-09
   days on market $69,000 Active 33 DOM
10. 2026-06-08
    days on market $69,000 Active 32 DOM
11. 2026-06-07
    days on market $69,000 Active 31 DOM
12. 2026-06-03
    days on market $69,000 Active 27 DOM
13. 2026-06-02
    days on market $69,000 Active 26 DOM
14. 2026-06-01
    days on market $69,000 Active 25 DOM
15. 2026-05-31
    days on market $69,000 Active 24 DOM
16. 2026-05-30
    days on market $69,000 Active 23 DOM
17. 2026-05-07
    listed $69,000 Active
18. 2026-01-22
    historical
19. 2025-12-19
    listed $80,000 Active
20. 2021-12-02
    soldstatus $60,000 Closed Sale 969-char remark

    Show marketing remark (969 chars)

    This 2.38 lot is ready for new occupants! Power, Water, Septic, Cell Service, Propane and Views! What else could you need? How about 300 ft. of 6ft. cyclone fencing that is concreted in every 10 ft. with two pull through gates for added security. The top of the fence is even secured with barbed wire. This fencing runs all around the front and East sides of the property. The property has 171 ft. of underground power cables run to both ends of the property, with 220 hookups available as well. It also has a well and septic hookup near a flat spot (including a power pole) where it is all ready for a camp trailer. There are a few outbuildings on the property for added comfort- like a laundry room with hookups, an outdoor shower room with hot and cold water, a carport/workshop, plus a storage shed. There is lots of room and plenty of sun for a nice large garden with additional fencing around it. There is also a 125 gallon propane tank. Perfect spot to re-build!

21. 2021-12-02
    soldstatus $60,000

    Show marketing remark (969 chars)

    This 2.38 lot is ready for new occupants! Power, Water, Septic, Cell Service, Propane and Views! What else could you need? How about 300 ft. of 6ft. cyclone fencing that is concreted in every 10 ft. with two pull through gates for added security. The top of the fence is even secured with barbed wire. This fencing runs all around the front and East sides of the property. The property has 171 ft. of underground power cables run to both ends of the property, with 220 hookups available as well. It also has a well and septic hookup near a flat spot (including a power pole) where it is all ready for a camp trailer. There are a few outbuildings on the property for added comfort- like a laundry room with hookups, an outdoor shower room with hot and cold water, a carport/workshop, plus a storage shed. There is lots of room and plenty of sun for a nice large garden with additional fencing around it. There is also a 125 gallon propane tank. Perfect spot to re-build!

22. 2021-11-08
    status Pending Sale 969-char remark

    Show marketing remark (969 chars)

    This 2.38 lot is ready for new occupants! Power, Water, Septic, Cell Service, Propane and Views! What else could you need? How about 300 ft. of 6ft. cyclone fencing that is concreted in every 10 ft. with two pull through gates for added security. The top of the fence is even secured with barbed wire. This fencing runs all around the front and East sides of the property. The property has 171 ft. of underground power cables run to both ends of the property, with 220 hookups available as well. It also has a well and septic hookup near a flat spot (including a power pole) where it is all ready for a camp trailer. There are a few outbuildings on the property for added comfort- like a laundry room with hookups, an outdoor shower room with hot and cold water, a carport/workshop, plus a storage shed. There is lots of room and plenty of sun for a nice large garden with additional fencing around it. There is also a 125 gallon propane tank. Perfect spot to re-build!

23. 2021-11-01
    listed $50,000 Active 969-char remark

    Show marketing remark (969 chars)

    This 2.38 lot is ready for new occupants! Power, Water, Septic, Cell Service, Propane and Views! What else could you need? How about 300 ft. of 6ft. cyclone fencing that is concreted in every 10 ft. with two pull through gates for added security. The top of the fence is even secured with barbed wire. This fencing runs all around the front and East sides of the property. The property has 171 ft. of underground power cables run to both ends of the property, with 220 hookups available as well. It also has a well and septic hookup near a flat spot (including a power pole) where it is all ready for a camp trailer. There are a few outbuildings on the property for added comfort- like a laundry room with hookups, an outdoor shower room with hot and cold water, a carport/workshop, plus a storage shed. There is lots of room and plenty of sun for a nice large garden with additional fencing around it. There is also a 125 gallon propane tank. Perfect spot to re-build!

24. 2012-09-20
    soldstatus $36,100
25. 2012-09-04
    historical
26. 2012-08-10
    listed $37,000
27. 2006-05-23
    soldstatus $116,500
28. 2006-05-23
    soldstatus $122,000
29. 2006-02-25
    listed $120,000

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 36 unhealthy d/yr today · 41 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,047
• − Mortgage interest: −$3,865
• − Property taxes: −$684
• − Insurance: −$345
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,007
• Taxable income: $4,058
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,962/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: Golden Feather Union Elementary
• NCES district ID: 0615480
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,377
• Composite: 16.29/100
• National rank: #14273
• State rank: #1295 of 1400 in CA

Livability — Yankee Hill

• Score: 49/100
• State rank: #1174
• US rank: #25930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yankee Hill, CA
• County: Butte County · 175,030 people
• Metro: Chico, CA
• Population (ZIP): 21,181
• Household income: $53,198
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 892.0

Population outlook (Butte County) Hauer SSP2

• Today (2025): 237,527 people
• By 2030: 243,804 · +2.6%
• By 2040: 253,899 · +6.9%
• By 2050: 262,561 · +10.5%
• By 2075: 283,709 · +19.4%
• By 2100: 282,689 · +19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 20% Asian 16% Two or more races 13% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Iranian 2% Russian 1%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 13% Other Asian/Pacific 10% Tagalog/Filipino 1%

Political lean MEDSL · Butte

• 2024 margin: Toss-up / Even · D 46.8% · R 49.9% · Other 3.3%
• 2008→2024 swing: -5.5pp toward R · 2008: 2.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+1.7 2016: R+4.0 2012: R+3.9 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.76%
• Current HPI: 317.0277
• Rent YoY: ▲ 1.88%
• Metro: Chico, CA
• 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

-42.5% since first listed

13 events — show timeline

• 2026-05-07 Listed $69,000 CRMLS
• 2026-01-22 Listing Removed — CRMLS
• 2025-12-19 Listed $80,000 CRMLS
• 2021-12-02 Sold (Public Records) $60,000 Public Records
• 2021-12-02 Sold (MLS) $60,000 CRMLS
• 2021-11-08 Pending — CRMLS
• 2021-11-01 Listed $50,000 CRMLS
• 2012-09-20 Sold (MLS) $36,100 CRMLS
• 2012-09-04 Listing Removed — CRMLS
• 2012-08-10 Listed $37,000 CRMLS
• 2006-05-23 Sold (Public Records) $122,000 Public Records
• 2006-05-23 Sold (MLS) $116,500 CRMLS
• 2006-02-25 Listed $120,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $684 · +1.4% YoY. Source: county tax records.