581 Garrett Rd · Hyampom, CA 96046

$447,000

4 bd · 4.0 ba · 2,452 sqft · MultiFamily public records · 146 Days on market

Built 2004 4.06 ac lot

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

This is a 4 unit apartments complex with a private basketball hoop , volleyball and swimming pool area. Each apartment have an open concept kitchen/living room space and is equipped with bath tub, full set of appliances and build in wall AC units. Ellectrical power is provided by PUD at approx. $0,11/kwh(the lowest rate in all CA) with 4 separate meters, Gas is supplied by Campora , current internet is Starlink . Unit #1(East side) is designed for owner occupancy and is with private access to the pool, furnished by high end materials , stainless steel appliances and floor tiles . Units 2 & 3 are finished with full kitchen and baths , unit 4 is used as a hobby/work shop and craftsmanship/art studio. The laundry room is located in a separate shed located conveniently next to the house . . The property is fully fenced and motion detection light and cameras installed. Deck is made out of composite material for long lasting and durability. The garden area is approx 6500 sq. ft. is stocked with 15 g. pots and drip irrigation for year round for cultivation of the rarest herbs and spices. Water is supplied by 120' well that is producing 40 g/min and water storage of 10 000 g. tanks is available on site. As extra storage property have 3 sheds 10x12', 1-40' HY Cube container and a carport 9x20'. Sewer system was inspected and certified in August 2020.All permits are current and paid . All units are freshly renovated . Property is located in a open meadow and risk of fire damage is very slim, for fire prevention we have placed a 2500 g. tank by the house structure with a submersible pump .

Key facts

• Open concept kitchen
• Swimming pool area
• Volleyball area

Tags

• PRIVATE BASKETBALL HOOP
• VOLLEYBALL AREA
• SWIMMING POOL AREA
• OPEN CONCEPT KITCHEN
• FULL SET OF APPLIANCES
• BUILT IN WALL AC UNITS

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/1.0-bath units multifamily listed at $447k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive. Per door: $176/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $447k).
• Recommended offer: $393k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 34/100 on livability (#1,446 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: health & safety C-, schools F, amenities F.
• Mountain Valley Unified (rural): math 40% / reading 40% proficiency, ranked #788 of 1,400 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Trinity County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $125k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; list at $447k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $393,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.8%
• Equity multiple: 1.79×
• Total profit: $98,553
• Equity at exit: $200,991

10-year hold

• IRR: 15.6%
• Equity multiple: 3.30×
• Total profit: $288,028
• Equity at exit: $309,750

Cash invested: $125,160 (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 96046

• Active inventory: 13
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $4,491 medium
• Mortgage (P&I): −$2,344
• Tax from tax record: −$314 /mo · $3,772/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $703

Break-even live

Break-even rent $3,601

Max offer price $447,000

Occupancy floor 79%

Sensitivity live

Price	-10% $956	-5% $830	+0% $703	+5% $577	+10% $450
Rent	-10% $348	-5% $526	+0% $703	+5% $881	+10% $1,058
Rate	-1.0pp $928	-0.5pp $817	base $703	+0.5pp $587	+1.0pp $470

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$4,492
Total (4 units)			$4,491

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: $111,750
• Closing costs: $13,410
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-04
   days on market $447,000 Active 146 DOM
2. 2026-06-02
   days on market $447,000 Active 145 DOM
3. 2026-06-01
   days on market $447,000 Active 144 DOM
4. 2026-05-31
   days on market $447,000 Active 143 DOM
5. 2026-05-31
   days on market $447,000 Active 142 DOM
6. 2026-01-08
   listed $447,000 Active 1614-char remark

   Show marketing remark (1614 chars)

   This is a 4 unit apartments complex with a private basketball hoop , volleyball and swimming pool area. Each apartment have an open concept kitchen/living room space and is equipped with bath tub, full set of appliances and build in wall AC units. Ellectrical power is provided by PUD at approx. $0,11/kwh(the lowest rate in all CA) with 4 separate meters, Gas is supplied by Campora , current internet is Starlink . Unit #1(East side) is designed for owner occupancy and is with private access to the pool, furnished by high end materials , stainless steel appliances and floor tiles . Units 2 & 3 are finished with full kitchen and baths , unit 4 is used as a hobby/work shop and craftsmanship/art studio. The laundry room is located in a separate shed located conveniently next to the house . . The property is fully fenced and motion detection light and cameras installed. Deck is made out of composite material for long lasting and durability. The garden area is approx 6500 sq. ft. is stocked with 15 g. pots and drip irrigation for year round for cultivation of the rarest herbs and spices. Water is supplied by 120' well that is producing 40 g/min and water storage of 10 000 g. tanks is available on site. As extra storage property have 3 sheds 10x12', 1-40' HY Cube container and a carport 9x20'. Sewer system was inspected and certified in August 2020.All permits are current and paid . All units are freshly renovated . Property is located in a open meadow and risk of fire damage is very slim, for fire prevention we have placed a 2500 g. tank by the house structure with a submersible pump .

7. 2023-08-01
   soldstatus $190,000

ⓘ 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: $3,772 · $314/mo
• Projected year-2 tax: $3,772 · $314/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 9 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,892
• − Mortgage interest: −$25,039
• − Property taxes: −$3,772
• − Insurance: −$2,235
• − Repairs & maintenance: −$4,311
• − Management: −$4,311
• − Depreciation: −$13,004
• Taxable income: $1,220
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $8,146/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: Mountain Valley Unified
• NCES district ID: 0600018
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $32,254
• Composite: 35.23/100
• National rank: #9851
• State rank: #788 of 1400 in CA

Livability — Hyampom

• Score: 34/100
• State rank: #1446
• US rank: #27778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hyampom, CA
• City population: 410
• Population (ZIP): 410

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 11,337 people
• By 2030: 10,349 · -8.7%
• By 2040: 8,518 · -24.9%
• By 2050: 7,084 · -37.5%
• By 2075: 4,693 · -58.6%
• By 2100: 2,894 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.99)
• Race & ethnicity: Two or more races 46% Native American 42% White 12%

Political lean MEDSL · Trinity

• 2024 margin: Lean R (+9.4) · D 43.4% · R 52.8% · Other 3.8%
• 2008→2024 swing: -14.0pp toward R · 2008: 4.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.4 2016: R+11.3 2012: R+1.1 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+135.3% since first listed

2 events — show timeline

• 2026-01-08 Listed $447,000 ForSaleByOwner.com
• 2023-08-01 Sold (Public Records) $190,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,772 · -1.6% YoY. Source: county tax records.