6595 Tikker · Magalia, CA 95954

$180,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 187 Days on market

Built 1994 0.50 ac lot $156/sqft · 10% below area Est $294k · 39% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 2 bath triple-wide manufactured home with 1,700 sq. ft. on a wooded half-acre cul-de-sac lot. Features include a spacious living room, laundry room, and exterior bonus room with electrical. Recent updates include new HVAC, carpet, and interior paint. Move-in ready with plenty of space inside and out. Some work done without permits.

Key facts

• New carpet
• Exterior bonus room
• New hvac

Tags

• TRIPLE-WIDE MANUFACTURED HOME
• SPACIOUS LIVING ROOM
• EXTERIOR BONUS ROOM
• NEW HVAC
• NEW CARPET
• NEW INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $82 ($986/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 $147k (18.3% below list).
• Recommended offer: $147k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Magalia — 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 51/100 on livability (#1,094 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, schools F, crime F.
• Market conditions: 211 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Butte County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $40k; list at $180k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,006 (18.3% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.82% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (median comp): $294,042
• List price: $180,000
• Delta: -38.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6539 Woodward Dr	0.22mi	3/2.0 (+1)	1,146 (-0%)	2mo	$239,500	$209	82
14798 Magnolia	0.31mi	2/2.0	1,200 (+4%)	1mo	$165,000	$138	78
14781 Wildlife Dr	0.26mi	2/2.0	1,152 (0%)	20mo	$90,000	$78	71
14705 Denise Dr	0.48mi	2/2.0	1,188 (+3%)	1mo	$161,200	$136	71
6584 Woodward Dr	0.22mi	2/2.0	1,080 (-6%)	10mo	$238,000	$220	71
14807 Wood Dr	0.42mi	2/2.0	1,092 (-5%)	6mo	$125,000	$114	66
14591 Holmwood	0.26mi	2/2.0	1,296 (+12%)	4mo	$210,999	$163	64
14810 Glenwood Dr	0.38mi	2/2.0	1,248 (+8%)	6mo	$125,000	$100	63
14710 Briarwood Dr	0.29mi	2/2.0	1,056 (-8%)	12mo	$160,000	$152	62
14756 Glenwood Dr	0.26mi	2/2.0	1,238 (+8%)	24mo	$140,000	$113	56
14780 Pine Cone Way	0.45mi	2/2.0	1,248 (+8%)	22mo	$158,000	$127	47

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-24,013
• Equity at exit: $26,839

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-14,491
• Equity at exit: $15,563

Cash invested: $50,400 (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 95954

• Home prices YoY: -30.0%
• Active inventory: 211
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$944
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $82

Break-even live

Break-even rent $1,366

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14745 Del Oro Dr Magalia, CA	3.0	1.0	1300	$1,525	$1.17	21d	1	0.45mi
14745 Del Oro Dr Magalia, CA	2.0	1.0	1300	$1,525	$1.17	13d	1	0.45mi
14767 Masterson Way Magalia, CA	3.0	2.0	1440	$1,400	$0.97	13d	1	0.76mi
14435 Skyway Magalia, CA	2.0	2.0	1200	$1,325	$1.10	13d	1	0.82mi
14583 Asheville Dr Magalia, CA	1.0	1.0	1217	$1,500	$1.23	13d	1	1.06mi

Listing history 33 events

1. 2026-06-19
   days on market $180,000 Active 187 DOM
2. 2026-06-18
   days on market $180,000 Active 186 DOM
3. 2026-06-17
   days on market $180,000 Active 185 DOM
4. 2026-06-16
   days on market $180,000 Active 184 DOM
5. 2026-06-15
   days on market $180,000 Active 183 DOM
6. 2026-06-14
   days on market $180,000 Active 181 DOM
7. 2026-06-13
   days on market $180,000 Active 180 DOM
8. 2026-06-10
   days on market $180,000 Active 178 DOM
9. 2026-06-09
   days on market $180,000 Active 177 DOM
10. 2026-06-08
    days on market $180,000 Active 176 DOM
11. 2026-06-07
    days on market $180,000 Active 175 DOM
12. 2026-06-05
    days on market $180,000 Active 172 DOM
13. 2026-06-03
    days on market $180,000 Active 171 DOM
14. 2026-06-02
    days on market $180,000 Active 170 DOM
15. 2026-06-01
    days on market $180,000 Active 169 DOM
16. 2026-05-31
    days on market $180,000 Active 168 DOM
17. 2026-05-30
    days on market $180,000 Active 167 DOM
18. 2026-03-26
    listed $180,000 Active 340-char remark

    Show marketing remark (340 chars)

    3 bed, 2 bath triple-wide manufactured home with 1,700 sq. ft. on a wooded half-acre cul-de-sac lot. Features include a spacious living room, laundry room, and exterior bonus room with electrical. Recent updates include new HVAC, carpet, and interior paint. Move-in ready with plenty of space inside and out. Some work done without permits.

19. 2026-03-20
    soldstatus Closed Sale 340-char remark

    Show marketing remark (340 chars)

    3 bed, 2 bath triple-wide manufactured home with 1,700 sq. ft. on a wooded half-acre cul-de-sac lot. Features include a spacious living room, laundry room, and exterior bonus room with electrical. Recent updates include new HVAC, carpet, and interior paint. Move-in ready with plenty of space inside and out. Some work done without permits.

20. 2026-03-02
    status Pending Sale 340-char remark

    Show marketing remark (340 chars)

    3 bed, 2 bath triple-wide manufactured home with 1,700 sq. ft. on a wooded half-acre cul-de-sac lot. Features include a spacious living room, laundry room, and exterior bonus room with electrical. Recent updates include new HVAC, carpet, and interior paint. Move-in ready with plenty of space inside and out. Some work done without permits.

21. 2026-01-29
    price $180,000 340-char remark

    Show marketing remark (340 chars)

    3 bed, 2 bath triple-wide manufactured home with 1,700 sq. ft. on a wooded half-acre cul-de-sac lot. Features include a spacious living room, laundry room, and exterior bonus room with electrical. Recent updates include new HVAC, carpet, and interior paint. Move-in ready with plenty of space inside and out. Some work done without permits.

22. 2025-11-20
    listed $225,000 Active 340-char remark

    Show marketing remark (340 chars)

    3 bed, 2 bath triple-wide manufactured home with 1,700 sq. ft. on a wooded half-acre cul-de-sac lot. Features include a spacious living room, laundry room, and exterior bonus room with electrical. Recent updates include new HVAC, carpet, and interior paint. Move-in ready with plenty of space inside and out. Some work done without permits.

23. 2019-04-02
    soldstatus $40,500
24. 2015-02-24
    historical
25. 2014-06-05
    status Active
26. 2014-05-29
    status Pending
27. 2013-11-27
    listed $65,000 Active
28. 2008-06-19
    historical
29. 2007-12-19
    listed $149,000
30. 2007-05-31
    historical
31. 2007-01-23
    listed $146,590
32. 2006-09-01
    historical
33. 2006-06-27
    listed $179,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$645/yr (+$54/mo · 89.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,641
• − Mortgage interest: −$10,083
• − Property taxes: −$723
• − Insurance: −$900
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$5,236
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,496/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)

No district data.

Livability — Magalia

• Score: 51/100
• State rank: #1094
• US rank: #25434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magalia, CA
• Population (ZIP): 8,488

Population outlook (Butte County) Hauer SSP2

• Today (2025): 237,527 people
• By 2030: 243,804 · +2.6%
• By 2040: 253,899 · +6.9%
• By 2050: 262,561 · +10.5%
• By 2075: 283,709 · +19.4%
• By 2100: 282,689 · +19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Russian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Butte

• 2024 margin: Toss-up / Even · D 46.8% · R 49.9% · Other 3.3%
• 2008→2024 swing: -5.5pp toward R · 2008: 2.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+1.7 2016: R+4.0 2012: R+3.9 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.49%
• Current HPI: 194.8809
• 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

+0.6% since first listed

16 events — show timeline

• 2026-03-26 Listed $180,000 CRMLS
• 2026-03-20 Sold (MLS) — CRMLS
• 2026-03-02 Pending — CRMLS
• 2026-01-29 Price Changed $180,000 CRMLS
• 2025-11-20 Listed $225,000 CRMLS
• 2019-04-02 Sold (Public Records) $40,500 Public Records
• 2015-02-24 Listing Removed — CRMLS
• 2014-06-05 Relisted — CRMLS
• 2014-05-29 Pending — CRMLS
• 2013-11-27 Listed $65,000 CRMLS
• 2008-06-19 Listing Removed — CRMLS
• 2007-12-19 Listed $149,000 CRMLS
• 2007-05-31 Listing Removed — CRMLS
• 2007-01-23 Listed $146,590 CRMLS
• 2006-09-01 Listing Removed — CRMLS
• 2006-06-27 Listed $179,000 CRMLS

Property tax history

+6.2%/yr

Latest (2025): $723 · +1.6% YoY. Source: county tax records.