159 S Shasta · Willows, CA 95988

$349,000

10 bd · 6.0 ba · 2,085 sqft · MultiFamily public records · 50 Days on market

Built 1952 0.35 ac lot $167/sqft · 48% above area Est $375k · 7% under

---

Why this score? — see what drove the F 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).

• ARV discount +10.6/15.0
• Cash flow +6.0/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.9/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

* Motivated Seller 2 Houses on 2 Lots * Charming multi-family property located in the heart of Willows, offering exceptional versatility with two homes on two separate lots—ideal for multi-generational living, rental income, or investment potential. The primary residence features approximately 2,110 square feet with 3 bedrooms and 2 bathrooms, combining vintage character with thoughtful updates. Inside, you’ll find beautiful original hardwood flooring, tile countertops in the kitchen, and tile finishes in the bathrooms. Fresh interior and exterior paint give the home a clean, well-maintained feel while preserving its timeless charm. The spacious layout offers comfortable living

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1952

Property features AI

Finance

• HOA & community: Rural community with biking nearby

Exterior

• Parking: Attached garage; Two garage spaces (two total parking spaces)
• Utilities: Public sewer; District/Public water
• Home design: Single-story; Total of 2 units on the property; No ADU
• Construction: Year built per assessor (source: Assessor); No common walls
• Exterior features: House; No pool; Lot approximately 0-1 unit/acre; Additional parcel referenced

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Six bedrooms on the main level
• Bathrooms: Three full bathrooms (main level)
• Heating & cooling: Central heating (central furnace); Floor furnace; Central cooling; Wall/Window cooling
• Interior features: One-level home with front entry; Bonus room; Living room; Family room; Main floor bedroom; Has a view
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 10-bed/6.0-bath multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $-667 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (41.3% below list).
• Recommended offer: $205k (41.3% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.0% in Willows — 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 54/100 on livability (#882 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A-; Watch: employment D, schools F, crime F.
• Willows Unified (town): math 18% / reading 28% proficiency, ranked #439 of 517 in CA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 108 units permitted in Glenn County in 2024 (61 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Glenn County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; list at $349k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,000 (41.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.59% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 14.2

CMA / ARV

• ARV (median comp): $375,100
• List price: $349,000
• Delta: -6.96%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.7%
• Equity multiple: -0.01×
• Total profit: $-99,057
• Equity at exit: $52,037

10-year hold

• IRR: -33.4%
• Equity multiple: -0.44×
• Total profit: $-141,116
• Equity at exit: $30,175

Cash invested: $97,720 (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 95988

• Active inventory: 20
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$311 /mo · $3,726/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-667

Break-even live

Break-even rent $2,894

Max offer price $231,238

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-568	+0% $-667	+5% $-765	+10% $-864
Rent	-10% $-829	-5% $-748	+0% $-667	+5% $-586	+10% $-505
Rate	-1.0pp $-491	-0.5pp $-578	base $-667	+0.5pp $-757	+1.0pp $-849

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,050
Total (2 units)			$2,050

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $349,000 Active 50 DOM
2. 2026-06-18
   days on market $349,000 Active 49 DOM
3. 2026-06-17
   days on market $349,000 Active 48 DOM
4. 2026-06-16
   days on market $349,000 Active 47 DOM
5. 2026-06-15
   pricedays on market $349,000 Active 46 DOM
6. 2026-06-14
   days on market $353,000 Active 44 DOM
7. 2026-06-13
   days on market $353,000 Active 43 DOM
8. 2026-06-10
   days on market $353,000 Active 41 DOM
9. 2026-06-09
   days on market $353,000 Active 40 DOM
10. 2026-06-08
    days on market $353,000 Active 39 DOM
11. 2026-06-07
    days on market $353,000 Active 38 DOM
12. 2026-06-05
    days on market $353,000 Active 35 DOM
13. 2026-06-03
    days on market $353,000 Active 34 DOM
14. 2026-06-02
    days on market $353,000 Active 33 DOM
15. 2026-06-01
    days on market $353,000 Active 32 DOM
16. 2026-05-31
    days on market $353,000 Active 31 DOM
17. 2026-05-30
    pricedays on market $353,000 Active 30 DOM
18. 2026-05-15
    price $362,500 1705-char remark
19. 2026-05-07
    price $369,500 1705-char remark
20. 2026-04-30
    listed $375,000 Active 1705-char remark
21. 2026-04-23
    historical
22. 2026-04-16
    status Active
23. 2026-04-03
    price $433,900
24. 2026-03-18
    listed $439,900 Active
25. 2025-10-06
    historical
26. 2025-07-30
    price $455,000
27. 2025-06-14
    price $472,000
28. 2025-06-02
    price $480,000
29. 2025-05-24
    listed $490,000 Active
30. 2017-08-03
    soldstatus $195,000 Closed Sale
31. 2017-08-03
    soldstatus $195,000
32. 2017-08-03
    soldstatus $195,000
33. 2017-06-05
    status Pending Sale
34. 2017-05-05
    price $199,500
35. 2017-03-22
    price $209,900
36. 2017-02-16
    status Active
37. 2017-02-02
    status Pending Sale
38. 2017-02-01
    historical Active Under Contract
39. 2017-01-10
    listed $220,000 Active
40. 2017-01-10
    listed $199,500

ⓘ 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: $3,726 · $311/mo
• Projected year-2 tax: $3,726 · $311/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,600
• − Mortgage interest: −$19,549
• − Property taxes: −$3,726
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$10,153
• Taxable loss: −$14,509
• Est. tax savings @ 24.0%: +$3,482
• After-tax cash flow: $-4,517/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: Willows Unified
• NCES district ID: 0642710
• Math proficiency: 18% ▼ -2.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $45,333
• Composite: 19.92/100
• National rank: #8679
• State rank: #439 of 517 in CA

Livability — Willows

• Score: 54/100
• State rank: #882
• US rank: #23769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willows, CA
• Population (ZIP): 9,060

Population outlook (Glenn County) Hauer SSP2

• Today (2025): 27,468 people
• By 2030: 27,091 · -1.4%
• By 2040: 26,437 · -3.8%
• By 2050: 25,768 · -6.2%
• By 2075: 24,018 · -12.6%
• By 2100: 21,236 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Hispanic / Latino 33% Two or more races 17% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Serbian 3% Italian 2% Russian 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 69% English-only · Spanish 26% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Glenn

• 2024 margin: Solid R (+34.9) · D 31.2% · R 66.1% · Other 2.7%
• 2008→2024 swing: -12.9pp toward R · 2008: -22.0pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+27.2 2016: R+29.0 2012: R+25.5 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.16%
• Current HPI: 191.5241
• 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

+74.9% since first listed

25 events — show timeline

• 2026-06-14 Price Changed $349,000 CRMLS
• 2026-05-29 Price Changed $353,000 CRMLS
• 2026-05-15 Price Changed $362,500 CRMLS
• 2026-05-07 Price Changed $369,500 CRMLS
• 2026-04-30 Listed $375,000 CRMLS
• 2026-04-23 Listing Removed — CRMLS
• 2026-04-16 Relisted — CRMLS
• 2026-04-03 Price Changed $433,900 CRMLS
• 2026-03-18 Listed $439,900 CRMLS
• 2025-10-06 Listing Removed — CRMLS
• 2025-07-30 Price Changed $455,000 CRMLS
• 2025-06-14 Price Changed $472,000 CRMLS
• 2025-06-02 Price Changed $480,000 CRMLS
• 2025-05-24 Listed $490,000 CRMLS
• 2017-08-03 Sold (Public Records) $195,000 Public Records
• 2017-08-03 Sold (MLS) $195,000 TCAOR
• 2017-08-03 Sold (MLS) $195,000 CRMLS
• 2017-06-05 Pending — CRMLS
• 2017-05-05 Price Changed $199,500 CRMLS
• 2017-03-22 Price Changed $209,900 CRMLS
• 2017-02-16 Relisted — CRMLS
• 2017-02-02 Pending — CRMLS
• 2017-02-01 Contingent — CRMLS
• 2017-01-10 Listed $220,000 CRMLS
• 2017-01-10 Listed $199,500 TCAOR

Property tax history

+3.0%/yr

Latest (2025): $3,726 · +17.9% YoY. Source: county tax records.