2000 Paiute Ln · Susanville, CA 96130

$48,000

3 bd · 2.0 ba · 1,188 sqft · Land · 43 Days on market

Built 1978 436 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 +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Pineview Mobile home park, this is a beautiful double wide 3 bedroom 2 bath home with a nice open floor plane and updated dual pane windows. Master bedroom features two closets, there are 3 sources of heat in this home, central, kerosene monitor, and a wood stove. Very solid floors and skirting and metal roofing. Located in quiet family park that is a short distance away from Susanville Ranch Park, Susanville Indian Rancheria and Meadowview School. Space fee is $525.46/month and includes water and garbage. New owner must qualify through park manager.

Key facts

• Metal roof
• Newer flooring
• Durable skirting

Tags

• PINEVIEW MOBILE HOME PARK
• UPDATED DUAL-PANE WINDOWS
• THREE HEATING SOURCES
• NEWER FLOORING
• DURABLE SKIRTING
• METAL ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home (residential); 48-foot mobile unit; Zoning: R
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Porch; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Kerosene heating; Evaporative cooling
• Interior features: Ceiling fans; Laminate counters; Eat-in kitchen; Double-pane windows; Living room wood-burning stove fireplace
• Laundry & utility: Laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $48k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.8% in Susanville — 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 64/100 on livability (#421 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety A-; Watch: schools F, crime F, amenities F.
• Susanville Elementary (town): math 27% / reading 32% proficiency, ranked #350 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 236 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lassen 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $34k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.11%
• DSCR: 3.05
• GRM: 3.7

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: 43.3%
• Equity multiple: 2.87×
• Total profit: $25,130
• Equity at exit: $7,157

10-year hold

• IRR: 49.4%
• Equity multiple: 5.78×
• Total profit: $64,301
• Equity at exit: $4,150

Cash invested: $13,440 (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 96130

• Active inventory: 236
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $516

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 47%

Sensitivity live

Price	-10% $550	-5% $533	+0% $516	+5% $500	+10% $483
Rent	-10% $432	-5% $474	+0% $516	+5% $559	+10% $601
Rate	-1.0pp $541	-0.5pp $529	base $516	+0.5pp $504	+1.0pp $491

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1070 Paiute Ln Susanville, CA	2.0	1.0	828	$1,062	$1.28	22d	1	0.59mi
525 Hall St Susanville, CA	2.0	1.0	900	$1,100	$1.22	22d	1	1.46mi

Listing history 24 events

1. 2026-06-19
   days on market $48,000 Active 43 DOM
2. 2026-06-18
   days on market $48,000 Active 42 DOM
3. 2026-06-17
   days on market $48,000 Active 41 DOM
4. 2026-06-16
   days on market $48,000 Active 40 DOM
5. 2026-06-15
   days on market $48,000 Active 39 DOM
6. 2026-06-14
   days on market $48,000 Active 37 DOM
7. 2026-06-12
   days on market $48,000 Active 36 DOM
8. 2026-06-09
   days on market $48,000 Active 33 DOM
9. 2026-06-08
   days on market $48,000 Active 32 DOM
10. 2026-06-07
    days on market $48,000 Active 31 DOM
11. 2026-06-07
    days on market $48,000 Active 30 DOM
12. 2026-06-04
    days on market $48,000 Active 27 DOM
13. 2026-06-02
    days on market $48,000 Active 26 DOM
14. 2026-06-01
    days on market $48,000 Active 25 DOM
15. 2026-05-31
    days on market $48,000 Active 24 DOM
16. 2026-05-31
    days on market $48,000 Active 23 DOM
17. 2026-05-06
    listed $48,000 Active
18. 2022-07-12
    soldstatus $34,000 567-char remark

    Show marketing remark (567 chars)

    Located in Pineview Mobile home park, this is a beautiful double wide 3 bedroom 2 bath home with a nice open floor plane and updated dual pane windows. Master bedroom features two closets, there are 3 sources of heat in this home, central, kerosene monitor, and a wood stove. Very solid floors and skirting and metal roofing. Located in quiet family park that is a short distance away from Susanville Ranch Park, Susanville Indian Rancheria and Meadowview School. Space fee is $525.46/month and includes water and garbage. New owner must qualify through park manager.

19. 2022-05-05
    listed $39,900 567-char remark

    Show marketing remark (567 chars)

    Located in Pineview Mobile home park, this is a beautiful double wide 3 bedroom 2 bath home with a nice open floor plane and updated dual pane windows. Master bedroom features two closets, there are 3 sources of heat in this home, central, kerosene monitor, and a wood stove. Very solid floors and skirting and metal roofing. Located in quiet family park that is a short distance away from Susanville Ranch Park, Susanville Indian Rancheria and Meadowview School. Space fee is $525.46/month and includes water and garbage. New owner must qualify through park manager.

20. 2019-07-26
    soldstatus $25,000 518-char remark

    Show marketing remark (518 chars)

    GREAT VIEWS! This home is situated next to a forested area with a beautiful mountain view. It has been newly refurbished with new wood laminate flooring and new carpets. The walls have been freshly painted inside and out. Relax in the nicely kept yard. Split floor plan provides privacy. Keep warm by the wood stove in the winter. Lots of storage space. Some of the windows are vinyl clad dual pane. There are walking paths which go down to the park. Park approval required. Pet restrictions. Seller may carry a loan.

21. 2019-06-02
    listed $25,000 518-char remark

    Show marketing remark (518 chars)

    GREAT VIEWS! This home is situated next to a forested area with a beautiful mountain view. It has been newly refurbished with new wood laminate flooring and new carpets. The walls have been freshly painted inside and out. Relax in the nicely kept yard. Split floor plan provides privacy. Keep warm by the wood stove in the winter. Lots of storage space. Some of the windows are vinyl clad dual pane. There are walking paths which go down to the park. Park approval required. Pet restrictions. Seller may carry a loan.

22. 2019-02-21
    soldstatus $16,000
23. 2018-09-04
    listed $25,000
24. 2017-10-19
    soldstatus $1,300,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 11 d/yr ≥92°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,883
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$1,396
• Taxable income: $5,777
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $4,811/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: Susanville Elementary
• NCES district ID: 0638550
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $49,068
• Composite: 25.69/100
• National rank: #7387
• State rank: #350 of 517 in CA

Livability — Susanville

• Score: 64/100
• State rank: #421
• US rank: #14210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Susanville, CA
• Population (ZIP): 20,892

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 26% Two or more races 17% Black 9% Native American 2% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.12%
• Current HPI: 136.1585
• 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

-96.3% since first listed

8 events — show timeline

• 2026-05-06 Listed $48,000 TCAOR
• 2022-07-12 Sold (MLS) $34,000 LAORMLS
• 2022-05-05 Listed $39,900 LAORMLS
• 2019-07-26 Sold (MLS) $25,000 LAORMLS
• 2019-06-02 Listed $25,000 LAORMLS
• 2019-02-21 Sold (MLS) $16,000 LAORMLS
• 2018-09-04 Listed $25,000 LAORMLS
• 2017-10-19 Sold (Public Records) $1,300,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $17,096 · +2.0% YoY. Source: county tax records.