608 Elm St · Westwood, CA 96137

$279,000

1 bd · 1.0 ba · 400 sqft · MultiFamily public records · 21 Days on market

Built 1940

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This cute and clean Westwood home has a lot to offer with a 2 bedroom/1 bath main home plus a detached rear unit with living area, bedroom, and bathroom. The main home is light and bright, and has brand new paint, carpet, newer quality metal roof, charming dining area, woodstove, and propane wall unit. The guest unit has a free standing oil stove and a large woodshed attached. There is also a detached storage shed with snowblower included. A fully fenced yard provides privacy and a great space for pets. This location within minutes of both Walker Lake and Lake Almanor allows for easy enjoyment of water fun, hiking, fishing, hunting and more.

Key facts

• Updated electrical
• New siding
• Updated plumbing

Tags

• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW WINDOWS
• NEW SIDING
• NEW HIGH END WASHER DRYER
• COMPLETELY NEW KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $279k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (2.4% below list).
• Recommended offer: $272k (2.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#547 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Westwood Unified (rural): math 30% / reading 35% proficiency, ranked #995 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 240 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $100k; list at $279k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,200 (2.4% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.1%
• Equity multiple: 1.53×
• Total profit: $41,223
• Equity at exit: $100,761

10-year hold

• IRR: 13.6%
• Equity multiple: 2.72×
• Total profit: $134,126
• Equity at exit: $138,276

Cash invested: $78,120 (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: 240
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $2,722 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $486

Break-even live

Break-even rent $2,107

Max offer price $279,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,300
1× unit	1	1	$1,422
Total (2 units)			$2,722

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $279,000 Active 21 DOM
2. 2026-06-14
   days on market $279,000 Active 19 DOM
3. 2026-06-12
   days on market $279,000 Active 18 DOM
4. 2026-06-09
   days on market $279,000 Active 15 DOM
5. 2026-06-08
   days on market $279,000 Active 14 DOM
6. 2026-06-07
   days on market $279,000 Active 13 DOM
7. 2026-06-04
   days on market $279,000 Active 9 DOM
8. 2026-06-02
   days on market $279,000 Active 8 DOM
9. 2026-06-01
   days on market $279,000 Active 7 DOM
10. 2026-05-31
    days on market $279,000 Active 6 DOM
11. 2026-05-31
    days on market $279,000 Active 5 DOM
12. 2026-05-26
    listed $279,000 Active
13. 2019-07-26
    soldstatus $99,900 649-char remark

    Show marketing remark (649 chars)

    This cute and clean Westwood home has a lot to offer with a 2 bedroom/1 bath main home plus a detached rear unit with living area, bedroom, and bathroom. The main home is light and bright, and has brand new paint, carpet, newer quality metal roof, charming dining area, woodstove, and propane wall unit. The guest unit has a free standing oil stove and a large woodshed attached. There is also a detached storage shed with snowblower included. A fully fenced yard provides privacy and a great space for pets. This location within minutes of both Walker Lake and Lake Almanor allows for easy enjoyment of water fun, hiking, fishing, hunting and more.

14. 2019-07-26
    soldstatus $99,900

    Show marketing remark (649 chars)

    This cute and clean Westwood home has a lot to offer with a 2 bedroom/1 bath main home plus a detached rear unit with living area, bedroom, and bathroom. The main home is light and bright, and has brand new paint, carpet, newer quality metal roof, charming dining area, woodstove, and propane wall unit. The guest unit has a free standing oil stove and a large woodshed attached. There is also a detached storage shed with snowblower included. A fully fenced yard provides privacy and a great space for pets. This location within minutes of both Walker Lake and Lake Almanor allows for easy enjoyment of water fun, hiking, fishing, hunting and more.

15. 2019-06-24
    listed $99,900 649-char remark

    Show marketing remark (649 chars)

    This cute and clean Westwood home has a lot to offer with a 2 bedroom/1 bath main home plus a detached rear unit with living area, bedroom, and bathroom. The main home is light and bright, and has brand new paint, carpet, newer quality metal roof, charming dining area, woodstove, and propane wall unit. The guest unit has a free standing oil stove and a large woodshed attached. There is also a detached storage shed with snowblower included. A fully fenced yard provides privacy and a great space for pets. This location within minutes of both Walker Lake and Lake Almanor allows for easy enjoyment of water fun, hiking, fishing, hunting and more.

16. 2004-08-06
    soldstatus $100,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$1,098/yr (+$91/mo · 107.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 17 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: $32,664
• − Mortgage interest: −$15,628
• − Property taxes: −$1,022
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$8,116
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $5,524/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: Westwood Unified
• NCES district ID: 0642300
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,831
• Composite: 29.93/100
• National rank: #11664
• State rank: #995 of 1400 in CA

Livability — Westwood

• Score: 61/100
• State rank: #547
• US rank: #18201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, CA
• Population (ZIP): 2,717

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: 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 · 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: ▲ 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

+179.0% since first listed

5 events — show timeline

• 2026-05-26 Listed $279,000 FSBO.com
• 2019-07-26 Sold (Public Records) $99,900 Public Records
• 2019-07-26 Sold (MLS) $99,900 PAR
• 2019-06-24 Listed $99,900 PAR
• 2004-08-06 Sold (Public Records) $100,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,022 · +2.1% YoY. Source: county tax records.