C- Composite 54.86

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 +23.3/30.0
DSCR +7.5/10.0
Appreciation +5.7/10.0
1% rule +4.7/10.0
Livability +3.1/5.0
Schools +3.0/10.0
ARV discount +2.6/15.0
Rent growth +2.5/5.0
Condition / age +2.5/5.0

$225,000

101 Delwood St · Westwood, CA 96137

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 18 Days on market

Built 1930 8,211 sqft lot $156/sqft · 11% above area Est $203k · 11% over

🖨 Deal sheet 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Spacious 1,444 square ft, three bedroom, 2 bath home with bonus attic space, 2 car garage and 120 sq ft outbuilding situated perfectly on a . 19 acre corner lot featuring garden area with cold frame and plenty of space to park boat, rv and toys. Home features new pex plumbing, romex wiring, attic insulation, dishwasher and washing machine, and a fresh coat of paint on the exterior. With a sturdy metal roof, great location and good property layout this home is ready for you to put the finishing touches on it and let your personality shine through. Located 13 miles from Lake Almanor/Chester, 22 miles to Susanville, 108 miles to Reno and 80 miles to Chico. Perfect getaway location or primary home for outdoor enthusiasts with Mountain Meadows Reservoir located in Westwood, and Lake Almanor and Lassen National Park minutes away for fishing, hiking, wildlife viewing, boating and pure mountain living.

Key facts

Cold frame
New pex plumbing
Garden area

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

At list price, monthly cash flow is $411 ($5k/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 $219k (2.9% below list).
Recommended offer: $219k (2.9% 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 $5k of equity ($2k loan paydown + $3k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.
By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
7 sale attempts since 11y 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 $50k; list at $225k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,558 (2.9% below list)

Questions for the listing agent

Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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: 0.97% ✗
Cap rate: 8.49%
Cash-on-cash: 7.83%
DSCR: 1.35
GRM: 8.6

CMA / ARV

ARV (median comp): $203,065
List price: $225,000
Delta: 10.80%
Verdict: OVERPRICED
Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Delwood St	0.61mi	3/1.0	1,376 (-5%)	5mo	$135,000	$98	56
601 Elm Street St	0.68mi	3/1.0	1,640 (+14%)	11mo	$113,000	$69	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

IRR: 10.5%
Equity multiple: 1.55×
Total profit: $34,468
Equity at exit: $81,259

10-year hold

IRR: 14.0%
Equity multiple: 2.76×
Total profit: $110,761
Equity at exit: $111,513

Cash invested: $63,000 (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: 8.6×

Monthly cashflow live

Estimated rent: $2,186 medium interval (Pro) →
Mortgage (P&I): −$1,180
Tax from tax record: −$42 /mo · $500/yr
Insurance: −$94
HOA: −$0
Vacancy / Maint / Mgmt: −$459
Net cashflow: $411

Break-even live

Break-even rent $1,665

Max offer price $225,000

Occupancy floor 76%

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: $56,250
Closing costs: $6,750
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Down + closing: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Down + closing: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Down + closing: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Listing history 37 events

2026-06-19

days on market $225,000 Active 18 DOM
2026-06-18

days on market $225,000 Active 17 DOM
2026-06-17

days on market $225,000 Active 16 DOM
2026-06-16

days on market $225,000 Active 15 DOM
2026-06-15

days on market $225,000 Active 14 DOM
2026-06-14

days on market $225,000 Active 12 DOM
2026-06-12

days on market $225,000 Active 11 DOM
2026-06-09

days on market $225,000 Active 8 DOM
2026-06-08

days on market $225,000 Active 7 DOM
2026-06-07

days on market $225,000 Active 6 DOM
2026-06-04

days on market $225,000 Active 2 DOM
2026-06-01

days on marketlisting id $225,000 Active 1 DOM
2026-06-01

days on market $225,000 Active 115 DOM
2026-05-31

days on market $225,000 Active 114 DOM
2026-05-31

days on market $225,000 Active 113 DOM
2026-02-07

listed $225,000 Active 907-char remark

Show marketing remark (907 chars)

Spacious 1,444 square ft, three bedroom, 2 bath home with bonus attic space, 2 car garage and 120 sq ft outbuilding situated perfectly on a . 19 acre corner lot featuring garden area with cold frame and plenty of space to park boat, rv and toys. Home features new pex plumbing, romex wiring, attic insulation, dishwasher and washing machine, and a fresh coat of paint on the exterior. With a sturdy metal roof, great location and good property layout this home is ready for you to put the finishing touches on it and let your personality shine through. Located 13 miles from Lake Almanor/Chester, 22 miles to Susanville, 108 miles to Reno and 80 miles to Chico. Perfect getaway location or primary home for outdoor enthusiasts with Mountain Meadows Reservoir located in Westwood, and Lake Almanor and Lassen National Park minutes away for fishing, hiking, wildlife viewing, boating and pure mountain living.
2024-08-05

soldstatus $50,000 Sold 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2024-08-05

soldstatus $50,000 Closed

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2024-08-05

soldstatus $50,000

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2024-06-27

status Pending

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2024-06-27

historical Under Contract-Show 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2024-04-08

price $69,000 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2024-04-08

price $69,000

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-12-05

price $79,000 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-12-04

price $79,000
2023-08-24

status Active
2023-08-12

historical
2023-07-10

status Active - Back on Market 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-07-07

status Active
2023-07-04

price $85,000 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-07-04

status Pending

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-07-04

price $85,000

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-07-04

historical Under Contract-Show 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-06-06

listed $95,000 Active - New 164-char remark

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2023-06-06

listed $95,000 Active

Show marketing remark (164 chars)

Fixer upper on corner lot in Westwood California. 3 bedroom, 2 bath, 1,444 square feet. Good amount of square footage and blank slate got do it the way you want it!
2015-03-27

soldstatus $23,000
2015-02-23

listed $28,000

ⓘ 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: $500 · $42/mo
Projected year-2 tax: $1,710 · $142/mo
Expected delta: +$1,210/yr (+$101/mo · 242.0%)

ⓘ 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 7/10 Severe
🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 18 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,227
− Mortgage interest: −$12,603
− Property taxes: −$500
− Insurance: −$1,125
− Repairs & maintenance: −$2,098
− Management: −$2,098
− Depreciation: −$6,545
Taxable income: $1,257

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$302
After-tax cash flow: $4,634/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
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

+703.6% since first listed

22 events — show timeline

2026-02-07 Listed $225,000 PAR
2024-08-05 Sold (Public Records) $50,000 Public Records
2024-08-05 Sold (MLS) $50,000 PAR
2024-08-05 Sold (MLS) $50,000 NNRMLS
2024-06-27 Pending — PAR
2024-06-27 Contingent — NNRMLS
2024-04-08 Price Changed $69,000 NNRMLS
2024-04-08 Price Changed $69,000 PAR
2023-12-05 Price Changed $79,000 NNRMLS
2023-12-04 Price Changed $79,000 PAR
2023-08-24 Relisted — PAR
2023-08-12 Delisted — PAR
2023-07-10 Relisted — NNRMLS
2023-07-07 Relisted — PAR
2023-07-04 Price Changed $85,000 NNRMLS
2023-07-04 Pending — PAR
2023-07-04 Price Changed $85,000 PAR
2023-07-04 Contingent — NNRMLS
2023-06-06 Listed $95,000 PAR
2023-06-06 Listed $95,000 NNRMLS
2015-03-27 Sold (MLS) $23,000 PAR
2015-02-23 Listed $28,000 PAR

Property tax history

+1.4%/yr

Latest (2025): $500 · +21.3% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…

101 Delwood St · Westwood, CA

Flood risk 1/10 · Minimal

Fire risk 7/10 · Major

Heat risk 3/10 · Minor

Wind risk 1/10 · Minimal

Air-quality risk 10/10 · Severe