3114 Manzanita Rd · Nice, CA 95464

$169,000

3 bd · 2.0 ba · 1,200 sqft · Land · 139 Days on market

Built 1981 9,583 sqft lot

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Why this score? — see what drove the D 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

Key facts

• Manufactured home
• Spacious kitchen
• Easy commute

Tags

• MANUFACTURED HOME
• EASY COMMUTE
• LOCAL SHOPPING
• BEAUTIFUL NEARBY LAKES
• FUNCTIONAL LAYOUT
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Total of 1 unit on the property
• HOA & community: Nearby recreational features include hiking, fishing, mountainous terrain, foothills, and a lake

Exterior

• Utilities: Public sewer; District/public water
• Home design: Single-story manufactured home; No shared/common walls
• Construction: Permanent foundation; Certified 433a
• Exterior features: Manufactured house; Lot approximately 0–1 unit/acre; No pool

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall heater; Evaporative cooling
• Interior features: One-level home; All bedrooms on main level; Main-level entry; Has a view
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $169k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $160k (5.4% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.6% in Nice — 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 59/100 on livability (#652 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, amenities F, commute F.
• Upper Lake Unified (rural): math 17% / reading 32% proficiency, ranked #433 of 517 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Upper Lake Elementary (math 22% / reading 32%, grade F, #917 of 1,571 statewide, top 60%, 378 students, 85% FRL); Upper Lake Middle (math 17% / reading 27%, grade F, #388 of 498 statewide, top 80%, 178 students, 82% FRL).
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 107 units permitted in Lake County in 2024 (40 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.
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $51k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.8

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-21,146
• Equity at exit: $25,198

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-10,318
• Equity at exit: $14,612

Cash invested: $47,320 (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 95464

• Home prices YoY: -20.2%
• Active inventory: 62
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $98

Break-even live

Break-even rent $1,474

Max offer price $169,000

Occupancy floor 89%

Sensitivity live

Price	-10% $193	-5% $145	+0% $98	+5% $50	+10% $2
Rent	-10% $-29	-5% $34	+0% $98	+5% $161	+10% $224
Rate	-1.0pp $183	-0.5pp $141	base $98	+0.5pp $54	+1.0pp $9

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6627 Blue Heron Dr Unit A Upper Lake, CA	2.0	1.5	900	$1,598	$1.78	45d	1	0.65mi
6687 Blue Heron Dr Unit 6607 D Upper Lake, CA	2.0	1.5	900	$1,598	$1.78	45d	1	0.66mi

Listing history 40 events

1. 2026-06-22
   days on market $169,000 Active 139 DOM
2. 2026-06-21
   days on market $169,000 Active 138 DOM
3. 2026-06-19
   days on market $169,000 Active 136 DOM
4. 2026-06-18
   days on market $169,000 Active 135 DOM
5. 2026-06-17
   days on market $169,000 Active 134 DOM
6. 2026-06-16
   days on market $169,000 Active 133 DOM
7. 2026-06-15
   days on market $169,000 Active 132 DOM
8. 2026-06-14
   days on market $169,000 Active 130 DOM
9. 2026-06-12
   days on market $169,000 Active 129 DOM
10. 2026-06-09
    days on market $169,000 Active 126 DOM
11. 2026-06-08
    days on market $169,000 Active 125 DOM
12. 2026-06-07
    days on market $169,000 Active 124 DOM
13. 2026-06-03
    days on market $169,000 Active 120 DOM
14. 2026-06-02
    days on market $169,000 Active 119 DOM
15. 2026-06-01
    days on market $169,000 Active 118 DOM
16. 2026-05-31
    days on market $169,000 Active 117 DOM
17. 2026-05-30
    days on market $169,000 Active 116 DOM
18. 2026-05-21
    price $169,000

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

19. 2026-05-21
    price $169,000 1018-char remark

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

20. 2026-04-14
    price $199,999

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

21. 2026-04-14
    price $199,999 1018-char remark

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

22. 2026-03-02
    price $210,000

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

23. 2026-03-02
    price $210,000 1018-char remark

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

24. 2026-02-08
    listed $220,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Enjoy Peek‑a‑Boo Lake Views From Your Front Porch Discover comfort, convenience, and a touch of natural beauty in this well‑cared‑for 3‑bedroom, 2‑bath manufactured home offering approximately 1,200 sq. ft. of inviting living space. Ideally located just minutes from Hwy 101 and I‑5, this home ensures an easy commute while keeping you close to local shopping, dining, and beautiful nearby lakesincluding charming peek‑a‑boo lake views right from your front porch. Inside, you'll find a bright, functional layout featuring a cozy living area, a spacious kitchen, and generously sized bedrooms. The home has been lovingly maintained over the years and is ready for your personal touch. Only minor cosmetic updates are needed to make it truly shine. Whether you're a first‑time buyer, downsizing, or seeking an investment opportunity, this property offers excellent potential in a convenient and picturesque location. Enjoy affordable living with scenic surroundings and the freedom to customize your perfect space.

25. 2026-02-03
    listed $220,000 Active
26. 2019-09-24
    soldstatus $170,000 Closed Sale 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

27. 2019-09-24
    soldstatus $170,000

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

28. 2019-08-01
    historical Off-Market
29. 2019-07-26
    historical Contingent
30. 2019-07-22
    historical Active Under Contract 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

31. 2019-06-26
    price $175,000
32. 2019-06-25
    price $175,000 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

33. 2019-05-30
    price $180,000

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

34. 2019-05-30
    price $180,000 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

35. 2019-05-22
    price $189,000
36. 2019-05-19
    price $189,000 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

37. 2019-05-12
    price $194,000 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

38. 2019-05-06
    listed $194,000 Active

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

39. 2019-05-06
    listed $199,000 Active 699-char remark

    Show marketing remark (699 chars)

    Bright and sunny 3 bed 2 bath Manufactured home on shady lake view lot in Nice. Offering a spacious open layout with big living room, kitchen with tons of storage and counter top space, full dining area with built in hutch, indoor laundry/mud room with exterior access and extra cabinetry. The master suite is on its own end of the house giving more privacy, with a walk in closet and attached full bath with separate shower and soaker tub. The two guest bedrooms are also oversized with good closet space and lake views from the windows. Sit on the wrap around deck and enjoy beautiful sunsets over the lake. The detached 2 car carport/garage also has room for extra storage and/or work bench area.

40. 2000-11-01
    soldstatus $99,000

ⓘ 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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/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 9/10 Extreme
• 🌡 Heat 6/10 Major 9 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,176
• − Mortgage interest: −$9,467
• − Property taxes: −$2,498
• − Insurance: −$845
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,916
• Taxable loss: −$1,618
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,560/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: Upper Lake Unified
• NCES district ID: 0601442
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $35,872
• Composite: 20.24/100
• National rank: #8624
• State rank: #433 of 517 in CA

Livability — Nice

• Score: 59/100
• State rank: #652
• US rank: #20328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nice, CA
• City population: 2,417
• Population (ZIP): 2,417

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 29% Native American 17% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Spanish 20%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.76%
• Current HPI: 177.0701
• 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

+70.7% since first listed

23 events — show timeline

• 2026-05-21 Price Changed $169,000 CRMLS
• 2026-05-21 Price Changed $169,000 BAREIS
• 2026-04-14 Price Changed $199,999 CRMLS
• 2026-04-14 Price Changed $199,999 BAREIS
• 2026-03-02 Price Changed $210,000 CRMLS
• 2026-03-02 Price Changed $210,000 BAREIS
• 2026-02-08 Listed $220,000 BAREIS
• 2026-02-03 Listed $220,000 CRMLS
• 2019-09-24 Sold (Public Records) $170,000 Public Records
• 2019-09-24 Sold (MLS) $170,000 CRMLS
• 2019-08-01 Delisted — BAREIS
• 2019-07-26 Contingent — BAREIS
• 2019-07-22 Contingent — CRMLS
• 2019-06-26 Price Changed $175,000 BAREIS
• 2019-06-25 Price Changed $175,000 CRMLS
• 2019-05-30 Price Changed $180,000 BAREIS
• 2019-05-30 Price Changed $180,000 CRMLS
• 2019-05-22 Price Changed $189,000 BAREIS
• 2019-05-19 Price Changed $189,000 CRMLS
• 2019-05-12 Price Changed $194,000 CRMLS
• 2019-05-06 Listed $199,000 CRMLS
• 2019-05-06 Listed $194,000 BAREIS
• 2000-11-01 Sold (Public Records) $99,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,498 · +6.2% YoY. Source: county tax records.