137 Spruce Ave · Patton Village, CA 96113

$95,682

4 bd · 1.0 ba · 1,833 sqft · SingleFamily public records · 178 Days on market

Built 1954 7,405 sqft lot Est $174k · 45% under ↓ 26% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fixer Upper! Bring your contractor, toolbelt & hammer, this 4 bed; 1 bath; 1833 SF home home has tons of potential and is ready for your vision & personal touch. Situated on . 17 of a acre, in a neighborhood & plenty of room outback to BBQ, located in Herlong, CA. Just a 45 minute drive to Reno. Don't miss out on this great opportunity to remodel this one to your liking. Priced to sell- "As Is"

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1954

Tags

• PLENTY OF ROOM OUTBACK

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned R1
• Exterior features: Covered patio/porch; Fenced yard; Level lot

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% 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 $662 of loan paydown is wiped out by about $2k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $84,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 1.59% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $174,135
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Tamarack St	0.18mi	3/2.0 (-1)	1,585 (-14%)	7mo	$150,000	$95	54
112 Pine Street St	0.11mi	3/1.0 (-1)	1,560 (-15%)	21mo	$139,000	$89	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.8%
• Equity multiple: 1.74×
• Total profit: $19,753
• Equity at exit: $16,052

10-year hold

• IRR: 25.6%
• Equity multiple: 3.31×
• Total profit: $61,983
• Equity at exit: $11,372

Cash invested: $26,791 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$502
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $527

Break-even live

Break-even rent $857

Max offer price $95,682

Occupancy floor 60%

Sensitivity live

Price	-10% $581	-5% $554	+0% $527	+5% $500	+10% $473
Rent	-10% $406	-5% $467	+0% $527	+5% $587	+10% $647
Rate	-1.0pp $575	-0.5pp $551	base $527	+0.5pp $502	+1.0pp $477

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: $23,920
• Closing costs: $2,870
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $95,682 Active 178 DOM
2. 2026-06-17
   days on market $95,682 Active 177 DOM
3. 2026-06-16
   days on market $95,682 Active 176 DOM
4. 2026-06-15
   days on market $95,682 Active 175 DOM
5. 2026-06-14
   days on market $95,682 Active 173 DOM
6. 2026-06-13
   days on market $95,682 Active 172 DOM
7. 2026-06-10
   days on market $95,682 Active 170 DOM
8. 2026-06-09
   days on market $95,682 Active 169 DOM
9. 2026-06-08
   days on market $95,682 Active 168 DOM
10. 2026-06-07
    days on market $95,682 Active 167 DOM
11. 2026-06-05
    days on market $95,682 Active 164 DOM
12. 2026-06-03
    remarks 403-char remark
13. 2026-06-03
    listed $95,682 Active 163 DOM

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $1,625 · $135/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 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: $18,285
• − Mortgage interest: −$5,360
• − Property taxes: −$1,625
• − Insurance: −$478
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$2,783
• Taxable income: $5,113
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $5,094/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

-26.4% since first listed

7 events — show timeline

• 2026-06-03 Relisted — LAORMLS
• 2026-04-11 Delisted — LAORMLS
• 2026-02-22 Price Changed $95,682 LAORMLS
• 2026-01-21 Price Changed $106,313 LAORMLS
• 2025-12-06 Price Changed $118,125 LAORMLS
• 2025-10-30 Listed $131,250 LAORMLS
• 2005-10-21 Sold (Public Records) $130,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,625 · +0.0% YoY. Source: county tax records.