3410 Springwood Circle Cir · Hamilton Branch, CA 96137

$299,000

2 bd · 2.5 ba · 2,056 sqft · SingleFamily public records · 86 Days on market

Built 1984 0.50 ac lot ↓ 48% since listing

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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
• Appreciation +5.7/10.0
• Cash flow +5.3/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

One-half ownership in this wonderful mountain cabin with fantastic lake views. This property is ideal for shared ownership, thanks to its well-thought-out floor plan. Step into this inviting mountain retreat and be impressed by the open-beam ceilings and panoramic windows showcasing stunning lake views. The main floor features a nicely appointed kitchen, along with spacious living and dining areas. There is also one bedroom on this level, with a full bathroom conveniently located across the hall. The primary suite is located on the second floor and includes a jetted tub, separate shower, and beautiful lake views. A junior primary suite is also on the second floor and features its own ensuite bathroom. Downstairs, you’ll find a large living room complete with a wet bar and half bathroom. This versatile space can be used for additional sleeping accommodations or as a game room. A cozy wood-burning stove adds warmth and charm for those chilly mountain nights. The large detached 2 car garage almost 30 feet deep plenty of room for all your toys, and added bonus storage underneath , plus extra parking. With an optional nominal Hoa fee which gives you a key to the boat launch and a separate picnic area on the lake, this is definitely worth considering .

Key facts

• Mountain cabin
• Lake views
• Panoramic windows

Tags

• MOUNTAIN CABIN
• LAKE VIEWS
• OPEN-BEAM CEILINGS
• PANORAMIC WINDOWS
• NICELY APPOINTED KITCHEN
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-663 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (39.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (33.8% below list).
• Recommended offer: $182k (39.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 49/100 on livability (#1,156 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: schools C-, crime F, amenities F.
• Plumas Unified (rural): math 21% / reading 44% proficiency, ranked #306 of 517 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 240 active listings in the ZIP; 39 units permitted in Plumas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Plumas County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,903 (39.2% 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 86 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 3.63%
• Cash-on-cash: -9.50%
• DSCR: 0.58
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $816,232
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3350 Cedar Lane Ln	0.12mi	3/3.0 (+1)	2,316 (+13%)	10mo	$499,000	$215	58
3750 Lake Almanor Dr	0.49mi	3/3.0 (+1)	1,896 (-8%)	1mo	$752,000	$397	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.63×
• Total profit: $-30,941
• Equity at exit: $107,985

10-year hold

• IRR: -1.6%
• Equity multiple: 0.79×
• Total profit: $-17,683
• Equity at exit: $148,189

Cash invested: $83,720 (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 96137

• Home prices YoY: 0.9%
• Active inventory: 240
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$535 /mo · $6,419/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-663

Break-even live

Break-even rent $2,820

Max offer price $181,903

Occupancy floor —

Sensitivity live

Price	-10% $-494	-5% $-578	+0% $-663	+5% $-747	+10% $-832
Rent	-10% $-819	-5% $-741	+0% $-663	+5% $-585	+10% $-506
Rate	-1.0pp $-512	-0.5pp $-587	base $-663	+0.5pp $-740	+1.0pp $-819

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $299,000 Active 86 DOM
2. 2026-06-18
   days on market $299,000 Active 85 DOM
3. 2026-06-17
   days on market $299,000 Active 84 DOM
4. 2026-06-16
   days on market $299,000 Active 83 DOM
5. 2026-06-15
   days on market $299,000 Active 82 DOM
6. 2026-06-14
   days on market $299,000 Active 80 DOM
7. 2026-06-13
   days on market $299,000 Active 79 DOM
8. 2026-06-10
   days on market $299,000 Active 77 DOM
9. 2026-06-09
   days on market $299,000 Active 76 DOM
10. 2026-06-08
    days on market $299,000 Active 75 DOM
11. 2026-06-07
    days on market $299,000 Active 74 DOM
12. 2026-06-05
    days on market $299,000 Active 71 DOM
13. 2026-06-03
    days on market $299,000 Active 70 DOM
14. 2026-06-02
    days on market $299,000 Active 69 DOM
15. 2026-06-01
    days on market $299,000 Active 68 DOM
16. 2026-05-31
    days on market $299,000 Active 67 DOM
17. 2026-05-30
    days on market $299,000 Active 66 DOM
18. 2026-03-25
    listed $299,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    One-half ownership in this wonderful mountain cabin with fantastic lake views. This property is ideal for shared ownership, thanks to its well-thought-out floor plan. Step into this inviting mountain retreat and be impressed by the open-beam ceilings and panoramic windows showcasing stunning lake views. The main floor features a nicely appointed kitchen, along with spacious living and dining areas. There is also one bedroom on this level, with a full bathroom conveniently located across the hall. The primary suite is located on the second floor and includes a jetted tub, separate shower, and beautiful lake views. A junior primary suite is also on the second floor and features its own ensuite bathroom. Downstairs, you’ll find a large living room complete with a wet bar and half bathroom. This versatile space can be used for additional sleeping accommodations or as a game room. A cozy wood-burning stove adds warmth and charm for those chilly mountain nights. The large detached 2 car garage almost 30 feet deep plenty of room for all your toys, and added bonus storage underneath , plus extra parking. With an optional nominal Hoa fee which gives you a key to the boat launch and a separate picnic area on the lake, this is definitely worth considering .

19. 2023-07-14
    soldstatus $536,000 Closed
20. 2023-07-14
    soldstatus $536,000
21. 2023-05-22
    status Pending
22. 2023-05-12
    listed $549,000 Active
23. 2011-11-23
    soldstatus $315,000
24. 2009-08-17
    listed $570,000

ⓘ 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: $6,419 · $535/mo
• Projected year-2 tax: $6,419 · $535/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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 25 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,766
• − Mortgage interest: −$16,749
• − Property taxes: −$6,419
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$8,698
• Taxable loss: −$13,397
• Est. tax savings @ 24.0%: +$3,215
• After-tax cash flow: $-4,739/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: Plumas Unified
• NCES district ID: 0631170
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,935
• Composite: 27.89/100
• National rank: #6870
• State rank: #306 of 517 in CA

Livability — Hamilton Branch

• Score: 49/100
• State rank: #1156
• US rank: #25828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton Branch, CA
• Population (ZIP): 2,717

Population outlook (Plumas County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 14,014 · -10.0%
• By 2040: 11,197 · -28.1%
• By 2050: 9,069 · -41.7%
• By 2075: 5,573 · -64.2%
• By 2100: 3,392 · -78.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Plumas

• 2024 margin: R (+16.9) · D 39.9% · R 56.9% · Other 3.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -12.0pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+16.7 2016: R+21.0 2012: R+17.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.38%
• Current HPI: 153.1005
• 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

-47.5% since first listed

7 events — show timeline

• 2026-03-25 Listed $299,000 PAR
• 2023-07-14 Sold (Public Records) $536,000 Public Records
• 2023-07-14 Sold (MLS) $536,000 PAR
• 2023-05-22 Pending — PAR
• 2023-05-12 Listed $549,000 PAR
• 2011-11-23 Sold (Public Records) $315,000 Public Records
• 2009-08-17 Listed $570,000 PAR

Property tax history

+5.8%/yr

Latest (2025): $6,419 · -0.5% YoY. Source: county tax records.