60 Sebring Rd · Hayfork, CA 96041

$90,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily · 166 Days on market

Built 1970 $76/sqft · 52% below area

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Appreciation +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

Key facts

• Kiln building
• Treehouse
• Private well

Tags

• MULTIPLE OUTBUILDINGS
• KILN BUILDING
• TREEHOUSE
• CHICKEN COOP
• CREEK FRONTAGE
• PRIVATE WELL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.0% in Hayfork — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#677 in CA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, crime B; Watch: schools D+, amenities F, commute 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: 98 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1970 — 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 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?
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: 1.32% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $189,223
• List price: $90,000
• Delta: -52.44%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Gravel Mix Rd	0.12mi	3/2.0	1,100 (-7%)	16mo	$249,000	$226	65
86 Donald St	0.39mi	3/2.0	1,332 (+13%)	8mo	$235,260	$177	50
321 Madrone Ave	0.56mi	2/1.0 (-1)	1,050 (-11%)	16mo	$145,000	$138	38

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,829
• Equity at exit: $13,419

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $29,269
• Equity at exit: $7,782

Cash invested: $25,200 (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 96041

• Home prices YoY: -3.1%
• Active inventory: 98
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $304

Break-even live

Break-even rent $799

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $355	-5% $330	+0% $304	+5% $279	+10% $253
Rent	-10% $211	-5% $258	+0% $304	+5% $351	+10% $398
Rate	-1.0pp $350	-0.5pp $327	base $304	+0.5pp $281	+1.0pp $257

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $90,000 Active 166 DOM
2. 2026-06-18
   days on market $90,000 Active 165 DOM
3. 2026-06-17
   days on market $90,000 Active 164 DOM
4. 2026-06-16
   days on market $90,000 Active 163 DOM
5. 2026-06-15
   days on market $90,000 Active 162 DOM
6. 2026-06-14
   days on market $90,000 Active 160 DOM
7. 2026-06-12
   days on market $90,000 Active 159 DOM
8. 2026-06-09
   days on market $90,000 Active 156 DOM
9. 2026-06-08
   days on market $90,000 Active 155 DOM
10. 2026-06-07
    days on market $90,000 Active 154 DOM
11. 2026-06-05
    pricedays on market $90,000 Active 152 DOM
12. 2026-06-04
    days on market $100,000 Active 150 DOM
13. 2026-06-02
    days on market $100,000 Active 149 DOM
14. 2026-06-01
    days on market $100,000 Active 148 DOM
15. 2026-05-31
    days on market $100,000 Active 147 DOM
16. 2026-05-31
    days on market $100,000 Active 146 DOM
17. 2026-04-06
    status Active 761-char remark

    Show marketing remark (761 chars)

    Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

18. 2026-04-06
    price $100,000 761-char remark

    Show marketing remark (761 chars)

    Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

19. 2025-08-27
    status Active 761-char remark

    Show marketing remark (761 chars)

    Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

20. 2025-07-02
    status Active 761-char remark

    Show marketing remark (761 chars)

    Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

21. 2025-05-29
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

22. 2025-02-27
    listed $125,000 Active 761-char remark

    Show marketing remark (761 chars)

    Unlock the potential of this unique property! Calling all ceramicists! Visionaries! Artists! This renovation special boasts a charming wood exterior, multiple outbuildings just begging for creatives to reimagine, and even a kiln building waiting for your pottery and ceramic projects! Discover delightful surprises like a whimsical treehouse, a chicken coop or critter pen, and serene creek frontage. Enjoy the convenience of both a private well and city water, sewer and power, along with flat, usable acreage perfect for your needs. Situated close to town yet offering complete privacy, this property features a large garden area and trails leading to the creek. At this price you can use your imagination and vision and create just what you've always wanted!

23. 2003-08-05
    soldstatus $70,000

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 45 unhealthy d/yr today · 49 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,216
• − Mortgage interest: −$5,041
• − Property taxes: −$1,464
• − Insurance: −$450
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,618
• Taxable income: $2,368
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $3,085/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 — Hayfork

• Score: 58/100
• State rank: #677
• US rank: #20786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayfork, CA
• City population: 3,413
• Population (ZIP): 3,413

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: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 9% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Dominican 4%
• Common ancestry: Italian 4% Serbian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Other Asian/Pacific 9% Spanish 5% Russian/Polish/Slavic 1%

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: ▼ -3.83%
• Current HPI: 117.7109
• 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

+42.9% since first listed

7 events — show timeline

• 2026-04-06 Relisted — Trinity AOR
• 2026-04-06 Price Changed $100,000 Trinity AOR
• 2025-08-27 Relisted — Trinity AOR
• 2025-07-02 Relisted — Trinity AOR
• 2025-05-29 Pending — Trinity AOR
• 2025-02-27 Listed $125,000 Trinity AOR
• 2003-08-05 Sold (Public Records) $70,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,464 · +0.1% YoY. Source: county tax records.