754 Bresciani Circle Cir · East Quincy, CA 95971

$94,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 227 Days on market

Built 1971 8,712 sqft lot

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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
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LISTING #: 11697M-AFFORDABLE HOUSING is what this is called. 1971 single-wide manufactured home with a RAMADA roof system built over the top for better snow protection. DUAL-PANE WINDOWS throughout most of the house, WOOD STOVE & TOYO kerosene heater & two STORAGE BUILDINGS!! This home is hooked up to public sewer and community water is available.

Key facts

• Ramada roof system
• Wood stove
• Dual-pane windows

Tags

• RAMADA ROOF SYSTEM
• DUAL-PANE WINDOWS
• WOOD STOVE
• TOYO KEROSENE HEATER
• STORAGE BUILDINGS

Property features AI

Finance

• Other: Zoning: 2-R; Lot is irregular, wooded and sloped; Road surface is paved; Vegetation: wooded; Topography: sloping; Lot size about 0.2 acres

Exterior

• Parking: Off-street parking; Street parking; Unpaved parking
• Security: Carbon monoxide detector(s)
• Utilities: Well water; Public sewer; Electricity available; Propane available; Water available; Sewer available
• Home design: Manufactured home; One story; Entry level on one floor
• Construction: Metal siding; Unknown additional exterior material; Pillar/post/pier foundation; Rolled/hot mop roof; Tar and gravel roof; Built as a manufactured home
• Exterior features: Private yard; Porch; Shed(s); Has view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wood stove heating; No cooling
• Interior features: Double-pane windows; Window treatments; Wood burning stove; Carbon monoxide detector(s); Satellite dish
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#466 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, employment B+; Watch: schools D, amenities F, commute F.
• Plumas Unified (rural): math 21% / reading 44% proficiency, ranked #306 of 517 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 39 units permitted in Plumas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Plumas County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $17k; list at $94k implies a 453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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.
8. 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.
9. 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: 2.08% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.46%
• DSCR: 2.93
• GRM: 4.0

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: 36.9%
• Equity multiple: 2.57×
• Total profit: $41,284
• Equity at exit: $14,016

10-year hold

• IRR: 43.5%
• Equity multiple: 5.13×
• Total profit: $108,822
• Equity at exit: $8,127

Cash invested: $26,320 (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 95971

• Active inventory: 74
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$39
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $887

Break-even live

Break-even rent $836

Max offer price $94,000

Occupancy floor 50%

Sensitivity live

Price	-10% $940	-5% $913	+0% $887	+5% $860	+10% $834
Rent	-10% $732	-5% $809	+0% $887	+5% $964	+10% $1,041
Rate	-1.0pp $934	-0.5pp $911	base $887	+0.5pp $862	+1.0pp $838

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $94,000 Active 227 DOM
2. 2026-06-18
   days on market $94,000 Active 226 DOM
3. 2026-06-17
   days on market $94,000 Active 225 DOM
4. 2026-06-16
   days on market $94,000 Active 224 DOM
5. 2026-06-15
   days on market $94,000 Active 223 DOM
6. 2026-06-14
   days on market $94,000 Active 221 DOM
7. 2026-06-13
   days on market $94,000 Active 220 DOM
8. 2026-06-10
   days on market $94,000 Active 218 DOM
9. 2026-06-09
   days on market $94,000 Active 217 DOM
10. 2026-06-08
    days on market $94,000 Active 216 DOM
11. 2026-06-07
    days on market $94,000 Active 215 DOM
12. 2026-06-05
    days on market $94,000 Active 212 DOM
13. 2026-06-03
    days on market $94,000 Active 211 DOM
14. 2026-06-02
    days on market $94,000 Active 210 DOM
15. 2026-06-01
    days on market $94,000 Active 209 DOM
16. 2026-05-31
    days on market $94,000 Active 208 DOM
17. 2026-05-30
    days on market $94,000 Active 207 DOM
18. 2026-05-19
    status Active
19. 2026-04-28
    historical Active Under Contract
20. 2025-11-04
    listed $94,000 Active
21. 1991-06-18
    soldstatus $17,000

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,499
• − Mortgage interest: −$5,265
• − Property taxes: −$740
• − Insurance: −$1,268
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,735
• Taxable income: $9,732
• Est. tax owed @ 24.0%: −$2,336
• After-tax cash flow: $8,306/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: Plumas Unified
• NCES district ID: 0631170
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,935
• Composite: 27.89/100
• National rank: #6870
• State rank: #306 of 517 in CA

Livability — East Quincy

• Score: 63/100
• State rank: #466
• US rank: #15882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Quincy, CA
• City population: 6,288
• Population (ZIP): 6,288

Population outlook (Plumas County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 14,014 · -10.0%
• By 2040: 11,197 · -28.1%
• By 2050: 9,069 · -41.7%
• By 2075: 5,573 · -64.2%
• By 2100: 3,392 · -78.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Russian 4% Italian 3% Scottish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Plumas

• 2024 margin: R (+16.9) · D 39.9% · R 56.9% · Other 3.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -12.0pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+16.7 2016: R+21.0 2012: R+17.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.71%
• Current HPI: 139.3612
• 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

+452.9% since first listed

4 events — show timeline

• 2026-05-19 Relisted — PAR
• 2026-04-28 Contingent — PAR
• 2025-11-04 Listed $94,000 PAR
• 1991-06-18 Sold (Public Records) $17,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $740 · -0.4% YoY. Source: county tax records.