13015 Toomes Camp Rd · Paskenta, CA 96074

$55,000

3 bd · 2.0 ba · 1,996 sqft · SingleFamily public records · 53 Days on market

Built 1970 0.93 ac lot ↓ 26% since listing

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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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

HERE IS YOUR CHANCE FOR COUNTRY LIVING! JUST ABOUT 1 ACRE OF LAND WITH A HOME THAT HAS RECENTLY BEEN UPDATED WITH A NEW ROOF, CENTRAL A/C AND HEAT UNIT, RECESSED LIGHTING, NEW PAINT, FLOORING AND CARPET. OFFICE CAN BE A 4TH BEDROOM. BATHROOMS HAVE NEW FLOOR TILE AND FIXTURES. THE KITCHEN HAS GRANITE COUNTERS AND PLENTY OF CUPBOARD SPACE, THE FORMAL DINING ROOM IS A GREAT PLACE FOR FAMILY MEAL TIME AND THE WOOD STOVE KEEPS IT COUNTRY! THIS IS A PERFECT FAMILY HOME, THE MASTER BEDROOM IS SPACIOUS AND BRIGHT. GREAT PRICE / GREAT HOME CHECK IT OUT! ACROSS THE STREET FROM THE ELEMENTARY SCHOOL

Key facts

• 0.93 acre lot
• Built 1970
• Listed 53 days

Property features AI

Finance

• Other: Lot approximately 0.93 acre; Zoning: R1-A-Mh-B:86

Exterior

• Parking: Gravel parking; No designated garage
• Utilities: Septic tank sewer; Utilities: see remarks
• Home design: Single-family residential home
• Construction: Wood siding construction; Composition roof; Built on standard foundation
• Exterior features: Shed(s) on the property; Gravel road/access

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: No heating system listed
• Interior features: One fireplace; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,270 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools D+, employment D+, amenities F.
• Corning Union High (rural): math 12% / reading 41% proficiency, ranked #1,151 of 1,400 in CA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Tehama County population projected at -14% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.76% ✓
• Cap rate: 23.52%
• Cash-on-cash: 61.52%
• DSCR: 3.74
• GRM: 3.0

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: 56.9%
• Equity multiple: 4.19×
• Total profit: $49,053
• Equity at exit: $24,730

10-year hold

• IRR: 56.6%
• Equity multiple: 8.50×
• Total profit: $115,501
• Equity at exit: $38,112

Cash invested: $15,400 (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 96074

• Active inventory: 2
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $664

Break-even live

Break-even rent $678

Max offer price $55,000

Occupancy floor 51%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   status $55,000 Pending 53 DOM
2. 2026-06-18
   days on market $55,000 Active 53 DOM
3. 2026-06-17
   days on market $55,000 Active 52 DOM
4. 2026-06-16
   days on market $55,000 Active 51 DOM
5. 2026-06-15
   days on market $55,000 Active 50 DOM
6. 2026-06-14
   days on market $55,000 Active 48 DOM
7. 2026-06-12
   days on market $55,000 Active 47 DOM
8. 2026-06-10
   days on market $55,000 Active 45 DOM
9. 2026-06-09
   days on market $55,000 Active 44 DOM
10. 2026-06-08
    days on market $55,000 Active 43 DOM
11. 2026-06-07
    days on market $55,000 Active 42 DOM
12. 2026-06-05
    days on market $55,000 Active 39 DOM
13. 2026-06-03
    days on market $55,000 Active 38 DOM
14. 2026-06-02
    days on market $55,000 Active 37 DOM
15. 2026-06-01
    days on market $55,000 Active 36 DOM
16. 2026-05-31
    days on market $55,000 Active 35 DOM
17. 2026-05-30
    pricedays on market $55,000 Active 34 DOM
18. 2026-04-27
    listed $65,000 Active
19. 2017-12-28
    soldstatus $139,500 595-char remark

    Show marketing remark (595 chars)

    HERE IS YOUR CHANCE FOR COUNTRY LIVING! JUST ABOUT 1 ACRE OF LAND WITH A HOME THAT HAS RECENTLY BEEN UPDATED WITH A NEW ROOF, CENTRAL A/C AND HEAT UNIT, RECESSED LIGHTING, NEW PAINT, FLOORING AND CARPET. OFFICE CAN BE A 4TH BEDROOM. BATHROOMS HAVE NEW FLOOR TILE AND FIXTURES. THE KITCHEN HAS GRANITE COUNTERS AND PLENTY OF CUPBOARD SPACE, THE FORMAL DINING ROOM IS A GREAT PLACE FOR FAMILY MEAL TIME AND THE WOOD STOVE KEEPS IT COUNTRY! THIS IS A PERFECT FAMILY HOME, THE MASTER BEDROOM IS SPACIOUS AND BRIGHT. GREAT PRICE / GREAT HOME CHECK IT OUT! ACROSS THE STREET FROM THE ELEMENTARY SCHOOL

20. 2017-12-28
    soldstatus $139,500

    Show marketing remark (595 chars)

    HERE IS YOUR CHANCE FOR COUNTRY LIVING! JUST ABOUT 1 ACRE OF LAND WITH A HOME THAT HAS RECENTLY BEEN UPDATED WITH A NEW ROOF, CENTRAL A/C AND HEAT UNIT, RECESSED LIGHTING, NEW PAINT, FLOORING AND CARPET. OFFICE CAN BE A 4TH BEDROOM. BATHROOMS HAVE NEW FLOOR TILE AND FIXTURES. THE KITCHEN HAS GRANITE COUNTERS AND PLENTY OF CUPBOARD SPACE, THE FORMAL DINING ROOM IS A GREAT PLACE FOR FAMILY MEAL TIME AND THE WOOD STOVE KEEPS IT COUNTRY! THIS IS A PERFECT FAMILY HOME, THE MASTER BEDROOM IS SPACIOUS AND BRIGHT. GREAT PRICE / GREAT HOME CHECK IT OUT! ACROSS THE STREET FROM THE ELEMENTARY SCHOOL

21. 2017-11-30
    historical
22. 2017-08-30
    listed $159,000 595-char remark

    Show marketing remark (595 chars)

    HERE IS YOUR CHANCE FOR COUNTRY LIVING! JUST ABOUT 1 ACRE OF LAND WITH A HOME THAT HAS RECENTLY BEEN UPDATED WITH A NEW ROOF, CENTRAL A/C AND HEAT UNIT, RECESSED LIGHTING, NEW PAINT, FLOORING AND CARPET. OFFICE CAN BE A 4TH BEDROOM. BATHROOMS HAVE NEW FLOOR TILE AND FIXTURES. THE KITCHEN HAS GRANITE COUNTERS AND PLENTY OF CUPBOARD SPACE, THE FORMAL DINING ROOM IS A GREAT PLACE FOR FAMILY MEAL TIME AND THE WOOD STOVE KEEPS IT COUNTRY! THIS IS A PERFECT FAMILY HOME, THE MASTER BEDROOM IS SPACIOUS AND BRIGHT. GREAT PRICE / GREAT HOME CHECK IT OUT! ACROSS THE STREET FROM THE ELEMENTARY SCHOOL

23. 2017-08-30
    listed $159,000

    Show marketing remark (595 chars)

    HERE IS YOUR CHANCE FOR COUNTRY LIVING! JUST ABOUT 1 ACRE OF LAND WITH A HOME THAT HAS RECENTLY BEEN UPDATED WITH A NEW ROOF, CENTRAL A/C AND HEAT UNIT, RECESSED LIGHTING, NEW PAINT, FLOORING AND CARPET. OFFICE CAN BE A 4TH BEDROOM. BATHROOMS HAVE NEW FLOOR TILE AND FIXTURES. THE KITCHEN HAS GRANITE COUNTERS AND PLENTY OF CUPBOARD SPACE, THE FORMAL DINING ROOM IS A GREAT PLACE FOR FAMILY MEAL TIME AND THE WOOD STOVE KEEPS IT COUNTRY! THIS IS A PERFECT FAMILY HOME, THE MASTER BEDROOM IS SPACIOUS AND BRIGHT. GREAT PRICE / GREAT HOME CHECK IT OUT! ACROSS THE STREET FROM THE ELEMENTARY SCHOOL

24. 2012-11-30
    soldstatus $46,200
25. 2012-11-30
    soldstatus $46,500
26. 2012-10-18
    listed $87,700

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,189 · $99/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 4/10 Moderate FEMA zone A · 23% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 45 unhealthy d/yr today · 47 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,227
• − Mortgage interest: −$3,081
• − Property taxes: −$1,189
• − Insurance: −$1,778
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$1,600
• Taxable income: $7,663
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $6,132/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: Corning Union High
• NCES district ID: 0609810
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $39,060
• Composite: 25.18/100
• National rank: #12925
• State rank: #1151 of 1400 in CA

Livability — Paskenta

• Score: 46/100
• State rank: #1270
• US rank: #26347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paskenta, CA
• Population (ZIP): 225

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 25% Two or more races 15% Black 8% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Russian 3% Subsaharan African 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 82% English-only · Spanish 8% Vietnamese 6%

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.9% since first listed

9 events — show timeline

• 2026-04-27 Listed $65,000 TCAOR
• 2017-12-28 Sold (Public Records) $139,500 Public Records
• 2017-12-28 Sold (MLS) $139,500 TCAOR
• 2017-11-30 Listing Removed — CRMLS
• 2017-08-30 Listed $159,000 CRMLS
• 2017-08-30 Listed $159,000 TCAOR
• 2012-11-30 Sold (Public Records) $46,500 Public Records
• 2012-11-30 Sold (MLS) $46,200 CRMLS
• 2012-10-18 Listed $87,700 CRMLS

Property tax history

+6.6%/yr

Latest (2025): $1,189 · +1.7% YoY. Source: county tax records.