687-170 Linden Way · Spaulding, CA 96130

$116,500

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 83 Days on market

Built 1982 0.28 ac lot Est $140k · 17% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HAVE YOU EVER DREAMED OF HAVING YOUR OWN LITTLE SLICE OF HEAVEN? WELL, THIS COULD BE IT, AND SUPERAFFORDABLE. TWO BEDROOM, ONE BATH MANUFACTURED HOME IN THE TREES, AND ONLY ONE MILE TO THE BOAT RAMP. 3/4MILE TO PAVED LANDING STRIP. SUPER QUIET AREA WITH AMPLE DEER, EAGLES AND OSPREY TO VIEW. HUGE COVERED DECKFOR ENTERTAINING AND LARGE CARPORT. COMP ROOF LESS THAN 9 YEARS OLD, WELL LESS THAN 7 YEARS OLD. THREE YEAROLD SWAMP COOLER. CARPET AND LINOLEUM! CONNECTED TO COMMUNITY SEWER SYSTEM.

Key facts

• Covered deck
• Spalding tract home
• Added mudroom

Tags

• SPALDING TRACT HOME
• ADDED MUDROOM
• COVERED DECK
• ATTACHED ENCLOSED CARPORT
• FULL RV HOOKUPS
• NEWER WELL PUMP

Property features AI

Exterior

• Parking: Has garage; 1-car garage
• Security: Smoke detector(s)
• Utilities: Private water from well; Public sewer; Septic tank
• Home design: Residential mobile home; R1-D-C zoning
• Construction: Wood siding; Composition roof; Metal roof
• Exterior features: Deck; Level and wooded lot; Unimproved road frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range; Refrigerator
• Flooring: Vinyl
• Heating & cooling: Central heating; Forced air heating; Propane heating; Ceiling fan(s)
• Interior features: Eat-in kitchen; Window coverings; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,173 in CA) — a working-class tenant base; expect higher turnover. Watch: schools D-, crime F, amenities F.
• Susanville Elementary (town): math 27% / reading 32% proficiency, ranked #350 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 236 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 (-3.0%/yr); year-one equity from $805 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $60k; list at $116k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $140,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
687-700 Ivy Way	0.36mi	2/2.0	924 (+10%)	6mo	$102,500	$111	58
687-960 Hemlock Way	0.56mi	2/1.0	720 (-14%)	12mo	$120,000	$167	40

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,877
• Equity at exit: $17,371

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $20,315
• Equity at exit: $10,073

Cash invested: $32,620 (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: 236
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$611
• Tax est. 1.5%: −$146 /mo · $1,748/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $267

Break-even live

Break-even rent $1,019

Max offer price $116,500

Occupancy floor 75%

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $116,500 Active 83 DOM
2. 2026-06-18
   days on market $116,500 Active 82 DOM
3. 2026-06-17
   days on market $116,500 Active 81 DOM
4. 2026-06-16
   days on market $116,500 Active 80 DOM
5. 2026-06-15
   days on market $116,500 Active 79 DOM
6. 2026-06-14
   days on market $116,500 Active 77 DOM
7. 2026-06-12
   days on market $116,500 Active 76 DOM
8. 2026-06-09
   days on market $116,500 Active 73 DOM
9. 2026-06-08
   days on market $116,500 Active 72 DOM
10. 2026-06-07
    days on market $116,500 Active 71 DOM
11. 2026-06-07
    days on market $116,500 Active 70 DOM
12. 2026-06-04
    days on market $116,500 Active 67 DOM
13. 2026-06-02
    days on market $116,500 Active 66 DOM
14. 2026-06-01
    days on market $116,500 Active 65 DOM
15. 2026-05-31
    days on market $116,500 Active 64 DOM
16. 2026-05-31
    days on market $116,500 Active 63 DOM
17. 2026-03-28
    listed $116,500 Active
18. 2020-06-30
    soldstatus $59,500 492-char remark

    Show marketing remark (492 chars)

    HAVE YOU EVER DREAMED OF HAVING YOUR OWN LITTLE SLICE OF HEAVEN? WELL, THIS COULD BE IT, AND SUPERAFFORDABLE. TWO BEDROOM, ONE BATH MANUFACTURED HOME IN THE TREES, AND ONLY ONE MILE TO THE BOAT RAMP. 3/4MILE TO PAVED LANDING STRIP. SUPER QUIET AREA WITH AMPLE DEER, EAGLES AND OSPREY TO VIEW. HUGE COVERED DECKFOR ENTERTAINING AND LARGE CARPORT. COMP ROOF LESS THAN 9 YEARS OLD, WELL LESS THAN 7 YEARS OLD. THREE YEAROLD SWAMP COOLER. CARPET AND LINOLEUM! CONNECTED TO COMMUNITY SEWER SYSTEM.

19. 2020-05-07
    listed $59,500 492-char remark

    Show marketing remark (492 chars)

    HAVE YOU EVER DREAMED OF HAVING YOUR OWN LITTLE SLICE OF HEAVEN? WELL, THIS COULD BE IT, AND SUPERAFFORDABLE. TWO BEDROOM, ONE BATH MANUFACTURED HOME IN THE TREES, AND ONLY ONE MILE TO THE BOAT RAMP. 3/4MILE TO PAVED LANDING STRIP. SUPER QUIET AREA WITH AMPLE DEER, EAGLES AND OSPREY TO VIEW. HUGE COVERED DECKFOR ENTERTAINING AND LARGE CARPORT. COMP ROOF LESS THAN 9 YEARS OLD, WELL LESS THAN 7 YEARS OLD. THREE YEAROLD SWAMP COOLER. CARPET AND LINOLEUM! CONNECTED TO COMMUNITY SEWER SYSTEM.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,279
• − Mortgage interest: −$6,526
• − Property taxes: −$1,748
• − Insurance: −$582
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,389
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,856/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: Susanville Elementary
• NCES district ID: 0638550
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $49,068
• Composite: 25.69/100
• National rank: #7387
• State rank: #350 of 517 in CA

Livability — Spaulding

• Score: 49/100
• State rank: #1173
• US rank: #25924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spaulding, CA
• 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

+95.8% since first listed

3 events — show timeline

• 2026-03-28 Listed $116,500 LAORMLS
• 2020-06-30 Sold (MLS) $59,500 LAORMLS
• 2020-05-07 Listed $59,500 LAORMLS

Property tax history

+6.3%/yr

Latest (2020): $134 · +34.2% YoY. Source: county tax records.