628 Burrell Ave #11

Lewiston, CA 93501

$29,500D+

2 bd · 1.0 ba · 742 sqft · Built 1976 · Manufactured · Active · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,290/mo
• Mortgage (P&I): −$155
• Tax + insurance: −$49
• HOA: −$0
• Vac / Maint / Mgmt: −$271
• Net cashflow: $815/mo
• Annual: $9,785/yr
• Cap rate: 39.46%
• Cash-on-cash: 118.47%
• DSCR: 6.27
• 1% rule: 4.37%
• Cash to close: $8,260

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.
• 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).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $595 of equity ($204 loan paydown + $391 appreciation (1.3% local appreciation)).
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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