14786 Masterson Way · Magalia, CA 95954

$157,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 451 Days on market

Built 1978 0.34 ac lot $109/sqft · 7% below area Est $169k · 7% under $23/mo HOA · 2% of rent

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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 +16.6/30.0
• ARV discount +10.8/15.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• 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

Discover the charm of mountain living in this 2-bedroom 2-bath home. This home features vaulted ceilings, a wood-burning stove, an oversized laundry room, and a built-in hutch for storage. The kitchen features a well-designed layout that opens to the main areas of the house. Unwind in the master suite, which includes a shower-in-tub design and plenty of storage space. Outside there is a beautiful wooden deck and a fully fenced-in yard. On this great sized lot, there are raised garden beds, waterspouts throughout the property, great pathways, and easy to maintain landscaping. There is a storage shed out back and an outbuilding in the front when you enter the driveway, the possibilities for use of that building are endless. This home is being sold as is and with a little TLC this will be the perfect place to call home! This property has the potential to shine bright. Take advantage of the affordable price and make this house a home that you’ll be proud of. With the cozy wood-burning stove, spacious backyard, and plenty of natural light, you’ll never want to leave.

Key facts

• Master suite
• Built in hutch
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• WOOD BURNING STOVE
• OVERSIZED LAUNDRY ROOM
• BUILT IN HUTCH
• MASTER SUITE
• SHOWER IN TUB DESIGN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $95 ($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 $147k (6.3% below list).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 7 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 451 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 451 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (median comp): $169,269
• List price: $157,000
• Delta: -7.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14845 Masterson Way	0.13mi	2/2.0	1,440 (0%)	3mo	$145,000	$101	92
14733 Memory	0.36mi	2/2.0	1,474 (+2%)	4mo	$215,000	$146	76
6195 Leicester Dr	0.51mi	2/2.0	1,440 (0%)	4mo	$98,000	$68	73
6488 Placer Ct	0.46mi	2/2.0	1,368 (-5%)	6mo	$115,000	$84	65
14825 Del Oro	0.41mi	3/2.0 (+1)	1,344 (-7%)	6mo	$105,000	$78	60
14742 Colter Way	0.21mi	3/2.0 (+1)	1,248 (-13%)	4mo	$189,000	$151	60
15079 Pinon Rd	0.75mi	2/2.0	1,440 (0%)	7mo	$105,000	$73	59
6170 Kilgord Ct	0.30mi	2/2.0	1,248 (-13%)	6mo	$197,000	$158	59
15028 Jack Pine Way	0.74mi	3/2.0 (+1)	1,536 (+7%)	1mo	$219,000	$143	48
15075 Pinehurst Way	0.70mi	2/2.0	1,588 (+10%)	4mo	$155,000	$98	47
14810 Glenwood Dr	0.58mi	2/2.0	1,248 (-13%)	6mo	$125,000	$100	45
14530 Colter Way	0.74mi	3/2.0 (+1)	1,344 (-7%)	8mo	$140,000	$104	43

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-19,377
• Equity at exit: $23,409

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,034
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$823
• Tax from tax record: −$156 /mo · $1,870/yr
• Insurance: −$65
• HOA: −$23
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $95

Break-even live

Break-even rent $1,351

Max offer price $157,000

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14767 Masterson Way Magalia, CA	3.0	2.0	1440	$1,400	$0.97	13d	1	0.09mi
14745 Del Oro Dr Magalia, CA	3.0	1.0	1300	$1,525	$1.17	21d	1	0.30mi
14745 Del Oro Dr Magalia, CA	2.0	1.0	1300	$1,525	$1.17	13d	1	0.30mi
14583 Asheville Dr Magalia, CA	1.0	1.0	1217	$1,500	$1.23	13d	1	0.65mi
14648 Lafayette Cir Magalia, CA	3.0	2.0	1721	$2,000	$1.16	13d	1	0.79mi
14435 Skyway Magalia, CA	2.0	2.0	1200	$1,325	$1.10	13d	1	1.01mi
15240 Dayton Hupp Mill Rd Unit A Magalia, CA	1.0	1.0	1000	$1,333	$1.33	21d	1	1.17mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: waterlandscaping

Listing history 32 events

1. 2026-06-19
   days on market $157,000 Active 451 DOM
2. 2026-06-18
   days on market $157,000 Active 450 DOM
3. 2026-06-17
   days on market $157,000 Active 449 DOM
4. 2026-06-16
   days on market $157,000 Active 448 DOM
5. 2026-06-15
   days on market $157,000 Active 447 DOM
6. 2026-06-14
   days on market $157,000 Active 445 DOM
7. 2026-06-13
   days on market $157,000 Active 444 DOM
8. 2026-06-10
   days on market $157,000 Active 442 DOM
9. 2026-06-09
   days on market $157,000 Active 441 DOM
10. 2026-06-08
    days on market $157,000 Active 440 DOM
11. 2026-06-07
    days on market $157,000 Active 439 DOM
12. 2026-06-05
    days on market $157,000 Active 436 DOM
13. 2026-06-03
    days on market $157,000 Active 435 DOM
14. 2026-06-02
    days on market $157,000 Active 434 DOM
15. 2026-06-01
    days on market $157,000 Active 433 DOM
16. 2026-05-31
    days on market $157,000 Active 432 DOM
17. 2026-05-30
    days on market $157,000 Active 431 DOM
18. 2026-04-22
    price $157,000 1090-char remark

    Show marketing remark (1090 chars)

    Discover the charm of mountain living in this 2-bedroom 2-bath home. This home features vaulted ceilings, a wood-burning stove, an oversized laundry room, and a built-in hutch for storage. The kitchen features a well-designed layout that opens to the main areas of the house. Unwind in the master suite, which includes a shower-in-tub design and plenty of storage space. Outside there is a beautiful wooden deck and a fully fenced-in yard. On this great sized lot, there are raised garden beds, waterspouts throughout the property, great pathways, and easy to maintain landscaping. There is a storage shed out back and an outbuilding in the front when you enter the driveway, the possibilities for use of that building are endless. This home is being sold as is and with a little TLC this will be the perfect place to call home! This property has the potential to shine bright. Take advantage of the affordable price and make this house a home that you’ll be proud of. With the cozy wood-burning stove, spacious backyard, and plenty of natural light, you’ll never want to leave.

19. 2025-11-10
    price $159,000 1090-char remark

    Show marketing remark (1090 chars)

    Discover the charm of mountain living in this 2-bedroom 2-bath home. This home features vaulted ceilings, a wood-burning stove, an oversized laundry room, and a built-in hutch for storage. The kitchen features a well-designed layout that opens to the main areas of the house. Unwind in the master suite, which includes a shower-in-tub design and plenty of storage space. Outside there is a beautiful wooden deck and a fully fenced-in yard. On this great sized lot, there are raised garden beds, waterspouts throughout the property, great pathways, and easy to maintain landscaping. There is a storage shed out back and an outbuilding in the front when you enter the driveway, the possibilities for use of that building are endless. This home is being sold as is and with a little TLC this will be the perfect place to call home! This property has the potential to shine bright. Take advantage of the affordable price and make this house a home that you’ll be proud of. With the cozy wood-burning stove, spacious backyard, and plenty of natural light, you’ll never want to leave.

20. 2025-09-24
    price $168,000 1090-char remark

    Show marketing remark (1090 chars)

    Discover the charm of mountain living in this 2-bedroom 2-bath home. This home features vaulted ceilings, a wood-burning stove, an oversized laundry room, and a built-in hutch for storage. The kitchen features a well-designed layout that opens to the main areas of the house. Unwind in the master suite, which includes a shower-in-tub design and plenty of storage space. Outside there is a beautiful wooden deck and a fully fenced-in yard. On this great sized lot, there are raised garden beds, waterspouts throughout the property, great pathways, and easy to maintain landscaping. There is a storage shed out back and an outbuilding in the front when you enter the driveway, the possibilities for use of that building are endless. This home is being sold as is and with a little TLC this will be the perfect place to call home! This property has the potential to shine bright. Take advantage of the affordable price and make this house a home that you’ll be proud of. With the cozy wood-burning stove, spacious backyard, and plenty of natural light, you’ll never want to leave.

21. 2025-03-25
    listed $175,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    Discover the charm of mountain living in this 2-bedroom 2-bath home. This home features vaulted ceilings, a wood-burning stove, an oversized laundry room, and a built-in hutch for storage. The kitchen features a well-designed layout that opens to the main areas of the house. Unwind in the master suite, which includes a shower-in-tub design and plenty of storage space. Outside there is a beautiful wooden deck and a fully fenced-in yard. On this great sized lot, there are raised garden beds, waterspouts throughout the property, great pathways, and easy to maintain landscaping. There is a storage shed out back and an outbuilding in the front when you enter the driveway, the possibilities for use of that building are endless. This home is being sold as is and with a little TLC this will be the perfect place to call home! This property has the potential to shine bright. Take advantage of the affordable price and make this house a home that you’ll be proud of. With the cozy wood-burning stove, spacious backyard, and plenty of natural light, you’ll never want to leave.

22. 2025-03-24
    historical
23. 2025-01-27
    price $175,000
24. 2024-11-12
    listed $190,000 Active
25. 2024-10-28
    soldstatus $140,000
26. 2019-02-25
    soldstatus $139,900 Closed Sale
27. 2019-02-25
    soldstatus $140,000
28. 2019-02-04
    status Pending Sale
29. 2019-01-16
    status Active
30. 2018-12-29
    status Pending Sale
31. 2018-12-18
    listed $139,900 Active
32. 2005-01-21
    soldstatus $114,000

ⓘ 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: $1,870 · $156/mo
• Projected year-2 tax: $1,870 · $156/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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $17,659
• − Mortgage interest: −$8,794
• − Property taxes: −$1,870
• − Insurance: −$785
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − HOA: −$276
• − Depreciation: −$4,567
• Taxable loss: −$1,459
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,490/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

+37.7% since first listed

15 events — show timeline

• 2026-04-22 Price Changed $157,000 CRMLS
• 2025-11-10 Price Changed $159,000 CRMLS
• 2025-09-24 Price Changed $168,000 CRMLS
• 2025-03-25 Listed $175,000 CRMLS
• 2025-03-24 Listing Removed — CRMLS
• 2025-01-27 Price Changed $175,000 CRMLS
• 2024-11-12 Listed $190,000 CRMLS
• 2024-10-28 Sold (Public Records) $140,000 Public Records
• 2019-02-25 Sold (Public Records) $140,000 Public Records
• 2019-02-25 Sold (MLS) $139,900 CRMLS
• 2019-02-04 Pending — CRMLS
• 2019-01-16 Relisted — CRMLS
• 2018-12-29 Pending — CRMLS
• 2018-12-18 Listed $139,900 CRMLS
• 2005-01-21 Sold (Public Records) $114,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,870 · +13.8% YoY. Source: county tax records.