14804 Wood Dr · Magalia, CA 95954

$49,500

3 bd · 2.0 ba · 940 sqft · Manufactured public records · 58 Days on market

Built 2002 10,019 sqft lot $53/sqft · 55% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 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

Opportunity awaits on this generously sized, tree-lined parcel offering natural beauty, and endless potential. Nestled among towering evergreens, this property provides a setting with room to reimagine and create your ideal retreat. The existing residence features a functional layout with a living area, kitchen, and multiple bedrooms, presenting a blank canvas for your vision and improvements. The kitchen includes ample cabinetry, a gas range, and space for dining, while large windows throughout the home invite in natural light and views of the surrounding landscape. Outside, the lot offers a mix of open space and mature trees, ideal for gardening, recreation, or future enhancements. A small deck and entry steps provide access to the home, and there is additional space for parking and storage. This property is well-suited for buyers looking to bring their ideas and creativity to life. Whether you’re considering updates, expansion, or a complete transformation, the possibilities here are significant. The expansive yard allows flexibility for outdoor living areas, workshop space, or other personalized features. Conveniently located with access to nearby amenities, yet tucked away in a tranquil environment, this property offers the rare combination of seclusion and accessibility. With its natural surroundings and versatile layout, it presents an excellent chance to invest in a property with long-term potential. Bring your tools, imagination, and plans to unlock the full value of this unique offering.

Key facts

• Large windows
• Tree lined parcel
• Ample cabinetry

Tags

• TREE LINED PARCEL
• TOWERING EVERGREENS
• FUNCTIONAL LAYOUT
• AMPLE CABINETRY
• GAS RANGE
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.5% 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; 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 $342 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.52% ✓
• Cap rate: 28.54%
• Cash-on-cash: 79.46%
• DSCR: 4.54
• GRM: 2.4

CMA / ARV

• ARV (median comp): $110,779
• List price: $49,500
• Delta: -55.32%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14795 Glenwood	0.04mi	2/2.0 (-1)	975 (+4%)	19mo	$117,000	$120	71
14784 Magnolia Dr	0.32mi	2/1.0 (-1)	950 (+1%)	10mo	$22,000	$23	66
14717 Wood	0.24mi	2/1.0 (-1)	864 (-8%)	4mo	$65,000	$75	63
14750 Glenwood Dr	0.16mi	2/1.5 (-1)	825 (-12%)	9mo	$95,000	$115	58
14710 Briarwood Dr	0.26mi	2/2.0 (-1)	1,056 (+12%)	12mo	$160,000	$152	52
14863 Hickok Ct	0.71mi	2/2.0 (-1)	972 (+3%)	20mo	$189,500	$195	39
6584 Woodward Dr	0.58mi	2/2.0 (-1)	1,080 (+15%)	10mo	$238,000	$220	35

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: 79.7%
• Equity multiple: 4.65×
• Total profit: $50,531
• Equity at exit: $7,381

10-year hold

• IRR: 83.1%
• Equity multiple: 9.63×
• Total profit: $119,672
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$180 /mo · $2,166/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $918

Break-even live

Break-even rent $583

Max offer price $49,500

Occupancy floor 42%

Sensitivity live

Price	-10% $946	-5% $932	+0% $918	+5% $904	+10% $890
Rent	-10% $780	-5% $849	+0% $918	+5% $987	+10% $1,056
Rate	-1.0pp $943	-0.5pp $930	base $918	+0.5pp $905	+1.0pp $892

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $49,500 Active 58 DOM
2. 2026-06-18
   days on market $49,500 Active 57 DOM
3. 2026-06-17
   days on market $49,500 Active 56 DOM
4. 2026-06-16
   days on market $49,500 Active 55 DOM
5. 2026-06-15
   days on market $49,500 Active 54 DOM
6. 2026-06-14
   days on market $49,500 Active 52 DOM
7. 2026-06-13
   days on market $49,500 Active 51 DOM
8. 2026-06-10
   days on market $49,500 Active 49 DOM
9. 2026-06-09
   days on market $49,500 Active 48 DOM
10. 2026-06-08
    days on market $49,500 Active 47 DOM
11. 2026-06-07
    days on market $49,500 Active 46 DOM
12. 2026-06-05
    days on market $49,500 Active 43 DOM
13. 2026-06-03
    days on market $49,500 Active 42 DOM
14. 2026-06-02
    days on market $49,500 Active 41 DOM
15. 2026-06-01
    days on market $49,500 Active 40 DOM
16. 2026-05-31
    days on market $49,500 Active 39 DOM
17. 2026-05-30
    days on market $49,500 Active 38 DOM
18. 2026-04-22
    listed $49,500 Active 1528-char remark

    Show marketing remark (1528 chars)

    Opportunity awaits on this generously sized, tree-lined parcel offering natural beauty, and endless potential. Nestled among towering evergreens, this property provides a setting with room to reimagine and create your ideal retreat. The existing residence features a functional layout with a living area, kitchen, and multiple bedrooms, presenting a blank canvas for your vision and improvements. The kitchen includes ample cabinetry, a gas range, and space for dining, while large windows throughout the home invite in natural light and views of the surrounding landscape. Outside, the lot offers a mix of open space and mature trees, ideal for gardening, recreation, or future enhancements. A small deck and entry steps provide access to the home, and there is additional space for parking and storage. This property is well-suited for buyers looking to bring their ideas and creativity to life. Whether you’re considering updates, expansion, or a complete transformation, the possibilities here are significant. The expansive yard allows flexibility for outdoor living areas, workshop space, or other personalized features. Conveniently located with access to nearby amenities, yet tucked away in a tranquil environment, this property offers the rare combination of seclusion and accessibility. With its natural surroundings and versatile layout, it presents an excellent chance to invest in a property with long-term potential. Bring your tools, imagination, and plans to unlock the full value of this unique offering.

19. 2022-11-18
    soldstatus $195,000 Closed Sale 700-char remark

    Show marketing remark (700 chars)

    VERY CLEAN & AFFORDABLE 3 BEDROOM HOME!! Wonderful split bedroom floor plan has master bedroom with walk-in closet and private bathroom that offers a full tub/shower on one side and 2 guest rooms plus another full bath on the other side of the home. Vaulted ceilings and a spacious open living concept provides comfortable & easy living. Ample kitchen with gas stove/oven, lots of counter space and in kitchen dining space. There is also an inside utility/laundry room with exterior door to the back yard. Big fully fenced & gated back yard offers lots of options and the there is equally as much front yard space that provides a nice set-back from the roadway and lots of parking!!

20. 2022-09-30
    status Pending Sale 700-char remark

    Show marketing remark (700 chars)

    VERY CLEAN & AFFORDABLE 3 BEDROOM HOME!! Wonderful split bedroom floor plan has master bedroom with walk-in closet and private bathroom that offers a full tub/shower on one side and 2 guest rooms plus another full bath on the other side of the home. Vaulted ceilings and a spacious open living concept provides comfortable & easy living. Ample kitchen with gas stove/oven, lots of counter space and in kitchen dining space. There is also an inside utility/laundry room with exterior door to the back yard. Big fully fenced & gated back yard offers lots of options and the there is equally as much front yard space that provides a nice set-back from the roadway and lots of parking!!

21. 2022-08-31
    status Active 700-char remark

    Show marketing remark (700 chars)

    VERY CLEAN & AFFORDABLE 3 BEDROOM HOME!! Wonderful split bedroom floor plan has master bedroom with walk-in closet and private bathroom that offers a full tub/shower on one side and 2 guest rooms plus another full bath on the other side of the home. Vaulted ceilings and a spacious open living concept provides comfortable & easy living. Ample kitchen with gas stove/oven, lots of counter space and in kitchen dining space. There is also an inside utility/laundry room with exterior door to the back yard. Big fully fenced & gated back yard offers lots of options and the there is equally as much front yard space that provides a nice set-back from the roadway and lots of parking!!

22. 2022-08-29
    historical 700-char remark

    Show marketing remark (700 chars)

    VERY CLEAN & AFFORDABLE 3 BEDROOM HOME!! Wonderful split bedroom floor plan has master bedroom with walk-in closet and private bathroom that offers a full tub/shower on one side and 2 guest rooms plus another full bath on the other side of the home. Vaulted ceilings and a spacious open living concept provides comfortable & easy living. Ample kitchen with gas stove/oven, lots of counter space and in kitchen dining space. There is also an inside utility/laundry room with exterior door to the back yard. Big fully fenced & gated back yard offers lots of options and the there is equally as much front yard space that provides a nice set-back from the roadway and lots of parking!!

23. 2022-08-16
    listed $189,900 Active 700-char remark

    Show marketing remark (700 chars)

    VERY CLEAN & AFFORDABLE 3 BEDROOM HOME!! Wonderful split bedroom floor plan has master bedroom with walk-in closet and private bathroom that offers a full tub/shower on one side and 2 guest rooms plus another full bath on the other side of the home. Vaulted ceilings and a spacious open living concept provides comfortable & easy living. Ample kitchen with gas stove/oven, lots of counter space and in kitchen dining space. There is also an inside utility/laundry room with exterior door to the back yard. Big fully fenced & gated back yard offers lots of options and the there is equally as much front yard space that provides a nice set-back from the roadway and lots of parking!!

24. 2019-11-05
    historical
25. 2019-09-08
    price $135,000
26. 2019-08-10
    price $140,000
27. 2019-07-21
    listed $160,000 Active
28. 2007-01-26
    soldstatus $113,000
29. 2007-01-26
    soldstatus $113,000
30. 2006-10-31
    listed $115,000
31. 2003-09-02
    soldstatus $100,000
32. 2002-07-24
    soldstatus $15,500
33. 1990-02-12
    soldstatus $12,500

ⓘ 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: $2,166 · $180/mo
• Projected year-2 tax: $2,166 · $180/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 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: $20,938
• − Mortgage interest: −$2,773
• − Property taxes: −$2,166
• − Insurance: −$248
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$1,440
• Taxable income: $10,962
• Est. tax owed @ 24.0%: −$2,631
• After-tax cash flow: $8,382/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

+296.0% since first listed

16 events — show timeline

• 2026-04-22 Listed $49,500 CRMLS
• 2022-11-18 Sold (MLS) $195,000 CRMLS
• 2022-09-30 Pending — CRMLS
• 2022-08-31 Relisted — CRMLS
• 2022-08-29 Listing Removed — CRMLS
• 2022-08-16 Listed $189,900 CRMLS
• 2019-11-05 Listing Removed — CRMLS
• 2019-09-08 Price Changed $135,000 CRMLS
• 2019-08-10 Price Changed $140,000 CRMLS
• 2019-07-21 Listed $160,000 CRMLS
• 2007-01-26 Sold (Public Records) $113,000 Public Records
• 2007-01-26 Sold (MLS) $113,000 CRMLS
• 2006-10-31 Listed $115,000 CRMLS
• 2003-09-02 Sold (Public Records) $100,000 Public Records
• 2002-07-24 Sold (Public Records) $15,500 Public Records
• 1990-02-12 Sold (Public Records) $12,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,166 · +1.6% YoY. Source: county tax records.