628 Burrell Ave #11 · Lewiston, CA 93501

$29,500

2 bd · 1.0 ba · 742 sqft · Manufactured · 1 Days on market

Built 1976 Fair condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Affordable living in a good location. Trailer has some improvements with 2 parking spots. Open floor plan and newer deck. New hot water tank-located near the end of the park. Centrally located in the Lewiston Orchards. The park allows pets. Apply with All Valley Property Management. Space Rent $645. More if you have a pet. includes Water/Sewer/Garbage. Must be approved by the park.

Key facts

• Open floor plan
• Allows pets
• New hot water tank

Tags

• OPEN FLOOR PLAN
• NEWER DECK
• NEW HOT WATER TANK
• CENTRALLY LOCATED
• ALLOWS PETS

Property features AI

Exterior

• Utilities: Community water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1976
• Construction: Metal siding and steel siding; Metal roof
• Exterior features: Full metal and wood fencing; Manual sprinkler system

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Electric water heater; Refrigerator
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 54/100 on livability (#880 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A-; Watch: schools D-, amenities F, commute F.
• Lewiston Elementary (rural): math 30% / reading 30% proficiency, ranked #1,065 of 1,400 in CA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 278 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $595 of equity ($204 loan paydown + $391 appreciation (1.3% local appreciation)).
• Trinity County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $29,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — 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 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?
5. 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?
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: 4.37% ✓
• Cap rate: 39.46%
• Cash-on-cash: 118.47%
• DSCR: 6.27
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.41×
• Total profit: $52,980
• Equity at exit: $10,574

10-year hold

• IRR: —
• Equity multiple: 15.43×
• Total profit: $119,219
• Equity at exit: $14,450

Cash invested: $8,260 (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 93501

• Home prices YoY: 0.2%
• Active inventory: 278
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $815

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 32%

Sensitivity live

Price	-10% $836	-5% $826	+0% $815	+5% $805	+10% $795
Rent	-10% $714	-5% $764	+0% $815	+5% $866	+10% $917
Rate	-1.0pp $830	-0.5pp $823	base $815	+0.5pp $808	+1.0pp $800

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 384-char remark
2. 2026-06-17
   listed $29,500 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $15,483
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$858
• Taxable income: $9,905
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $7,408/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Focus on exterior siding and paint, interior walls, and flooring to enhance curb appeal and resale value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major exterior paint — Severe peeling
• Minor kitchen cabinets — Standard, dated design
• Minor bathroom tile — Standard, dated design
• Minor landscaping — Basic landscaping, some overgrowth

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both replace carpet — Improves comfort and resale value
• Both paint interior walls — Enhances interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
exterior paint · Severe peeling	Major	$15,000–50,000
kitchen cabinets · Standard, dated design	Minor	$500–3,000
bathroom tile · Standard, dated design	Minor	$500–3,000
landscaping · Basic landscaping, some overgrowth	Minor	$500–3,000
Total estimated repair cost · 5 items		$31,500–109,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both replace carpet — Improves comfort and resale value ↑
• Both paint interior walls — Enhances interior appearance and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lewiston Elementary
• NCES district ID: 0621480
• Math proficiency: 30% ▲ 9.00%
• Reading proficiency: 30% ▲ 9.00%
• Median HH income: $39,441
• Composite: 28.03/100
• National rank: #12231
• State rank: #1065 of 1400 in CA

Livability — Lewiston

• Score: 54/100
• State rank: #880
• US rank: #23749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewiston, CA
• City population: 5,944
• Population (ZIP): 5,944

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 11,337 people
• By 2030: 10,349 · -8.7%
• By 2040: 8,518 · -24.9%
• By 2050: 7,084 · -37.5%
• By 2075: 4,693 · -58.6%
• By 2100: 2,894 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 21% Two or more races 18% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 28%

Political lean MEDSL · Trinity

• 2024 margin: Lean R (+9.4) · D 43.4% · R 52.8% · Other 3.8%
• 2008→2024 swing: -14.0pp toward R · 2008: 4.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.4 2016: R+11.3 2012: R+1.1 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.33%
• Current HPI: 595.661
• 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

1 event — show timeline

• 2026-06-17 Listed $29,500 IMLS