8255 Hwy 99 E #1 · Los Molinos, CA 96055

$24,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 71 Days on market

Built 1989 $27/sqft · 77% below area

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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 +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home at New Orchard Mobile Home Park (55+ community). This home is just needs a little TLC and in a peaceful, well-maintained senior park! Large single wide with open kitchen.

Key facts

• Parking
• Built 1989
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#650 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, crime B; Watch: cost of living D+, schools D, amenities F.
• Los Molinos Unified (rural): math 26% / reading 37% proficiency, ranked #339 of 517 in CA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 3.92% ✓
• Cap rate: 35.68%
• Cash-on-cash: 104.97%
• DSCR: 5.67
• GRM: 2.1

CMA / ARV

• ARV (median comp): $108,866
• List price: $24,900
• Delta: -77.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.99×
• Total profit: $34,815
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 12.53×
• Total profit: $80,363
• Equity at exit: $2,153

Cash invested: $6,972 (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 96055

• Home prices YoY: -10.2%
• Active inventory: 25
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $610

Break-even live

Break-even rent $203

Max offer price $24,900

Occupancy floor 32%

Sensitivity live

Price	-10% $624	-5% $617	+0% $610	+5% $603	+10% $596
Rent	-10% $533	-5% $571	+0% $610	+5% $648	+10% $687
Rate	-1.0pp $622	-0.5pp $616	base $610	+0.5pp $603	+1.0pp $597

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8255 State Highway 99E #38 Los Molinos, CA	2.0	2.0	840	$975	$1.16	14d	1	0.03mi
8255 Highway 99e Los Molinos, CA	2.0	2.0	840	$975	$1.16	44d	1	0.12mi

Listing history 17 events

1. 2026-06-19
   days on market $24,900 Active 71 DOM
2. 2026-06-18
   days on market $24,900 Active 70 DOM
3. 2026-06-17
   days on market $24,900 Active 69 DOM
4. 2026-06-16
   days on market $24,900 Active 68 DOM
5. 2026-06-15
   days on market $24,900 Active 67 DOM
6. 2026-06-14
   days on market $24,900 Active 65 DOM
7. 2026-06-13
   days on market $24,900 Active 64 DOM
8. 2026-06-10
   days on market $24,900 Active 62 DOM
9. 2026-06-09
   days on market $24,900 Active 61 DOM
10. 2026-06-08
    days on market $24,900 Active 60 DOM
11. 2026-06-07
    days on market $24,900 Active 59 DOM
12. 2026-06-05
    days on market $24,900 Active 56 DOM
13. 2026-06-03
    pricedays on market $24,900 Active 55 DOM
14. 2026-06-02
    days on market $34,900 Active 54 DOM
15. 2026-06-01
    days on market $34,900 Active 53 DOM
16. 2026-05-31
    days on market $34,900 Active 52 DOM
17. 2026-05-30
    days on market $34,900 Active 51 DOM

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $233 · $19/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 34 unhealthy d/yr today · 38 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$1,395
• − Property taxes: −$233
• − Insurance: −$124
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$724
• Taxable income: $7,351
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $5,554/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: Los Molinos Unified
• NCES district ID: 0622860
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $39,064
• Composite: 26.36/100
• National rank: #7234
• State rank: #339 of 517 in CA

Livability — Los Molinos

• Score: 59/100
• State rank: #650
• US rank: #20269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Molinos, CA
• Population (ZIP): 3,404

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 34% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 72% English-only · Spanish 25% Other Indo-European 1% Chinese 1%

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: ▼ -29.37%
• Current HPI: 259.2093
• 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

Property tax history

+9.6%/yr

Latest (2025): $233 · +170.1% YoY. Source: county tax records.