5372 Highway 147 · East Shore, CA 96137

$249,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 40 Days on market

Built 1970 0.99 ac lot $266/sqft · 30% below area ↓ 24% since listing

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Why this score? — see what drove the D 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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

This East Shore home at Lake Almanor is situated on a large wooded parcel (just under an acre) and offers lake views and east shore sunsets. It features 2 bedrooms and a full bath on the main floor, with a large bedroom located on the second floor, complete with lake views, a half bath and a walk-through closet. The combined living and kitchen area are open and boast lake views. The 2-car attached garage, along with a workshop, laundry room provides ample space for storage and hobbies. The home needs some tender loving care which makes it a perfect opportunity for those looking to invest in a project and customize to their liking. With a little effort and creativity, you can transform this

Key facts

• Large wooded parcel
• Lake views
• East shore sunsets

Tags

• LAKE VIEWS
• EAST SHORE SUNSETS
• LARGE WOODED PARCEL
• OPEN LIVING AND KITCHEN AREA
• WALK-THROUGH CLOSET
• AMPLE SPACE FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (27.0% below list).
• Recommended offer: $182k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#1,169 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A; Watch: schools F, amenities F, commute 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: 239 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 $5k of equity ($2k loan paydown + $3k 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 7, 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 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $181,830 (27.0% 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 40 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $517,621
• List price: $249,000
• Delta: -51.90%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.05×
• Total profit: $3,485
• Equity at exit: $89,927

10-year hold

• IRR: 5.4%
• Equity multiple: 1.69×
• Total profit: $47,861
• Equity at exit: $123,408

Cash invested: $69,720 (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: 239
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$117 /mo · $1,398/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-90

Break-even live

Break-even rent $1,932

Max offer price $233,174

Occupancy floor 100%

Sensitivity live

Price	-10% $51	-5% $-19	+0% $-90	+5% $-160	+10% $-231
Rent	-10% $-233	-5% $-161	+0% $-90	+5% $-18	+10% $54
Rate	-1.0pp $36	-0.5pp $-26	base $-90	+0.5pp $-154	+1.0pp $-220

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   days on market $249,000 Active 40 DOM
2. 2026-06-16
   days on market $249,000 Active 39 DOM
3. 2026-06-15
   days on market $249,000 Active 38 DOM
4. 2026-06-14
   days on market $249,000 Active 36 DOM
5. 2026-06-13
   days on market $249,000 Active 35 DOM
6. 2026-06-10
   pricedays on market $249,000 Active 33 DOM
7. 2026-06-09
   days on market $315,000 Active 32 DOM
8. 2026-06-08
   days on market $315,000 Active 31 DOM
9. 2026-06-07
   days on market $315,000 Active 30 DOM
10. 2026-06-05
    days on market $315,000 Active 27 DOM
11. 2026-06-03
    days on market $315,000 Active 26 DOM
12. 2026-06-02
    days on market $315,000 Active 25 DOM
13. 2026-06-01
    days on market $315,000 Active 24 DOM
14. 2026-05-31
    days on market $315,000 Active 23 DOM
15. 2026-05-30
    days on market $315,000 Active 22 DOM
16. 2026-05-08
    listed $315,000 Active 789-char remark
17. 2025-11-07
    price $299,000
18. 2025-07-19
    price $329,000

ⓘ 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: $1,398 · $117/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$494/yr (+$41/mo · 35.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥86°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 35 unhealthy d/yr today · 39 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,820
• − Mortgage interest: −$13,948
• − Property taxes: −$1,398
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$7,244
• Taxable loss: −$5,506
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $246/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 — East Shore

• Score: 49/100
• State rank: #1169
• US rank: #25903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Shore, 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

-24.3% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $249,000 PAR
• 2025-11-07 Price Changed $299,000 PAR
• 2025-07-19 Price Changed $329,000 PAR

Property tax history

+3.6%/yr

Latest (2025): $1,398 · -0.4% YoY. Source: county tax records.