241 Farrar Drive Dr · Chester, CA 96020

$180,000

4 bd · 1.0 ba · 1,978 sqft · SingleFamily public records · 147 Days on market

Built 1957 7,405 sqft lot $91/sqft · 45% below area Est $330k · 45% under ↓ 31% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

Key facts

• Back yard
• Storage sheds
• 7,405 sq ft lot

Tags

• STORAGE SHEDS
• BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (18.6% below list).
• Recommended offer: $146k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#581 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: cost of living D+, amenities F, commute F.
• Plumas Unified (rural): math 21% / reading 44% proficiency, ranked #306 of 517 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 39 units permitted in Plumas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Plumas County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,493 (18.6% 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 147 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $329,665
• List price: $180,000
• Delta: -45.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Main St	0.16mi	3/1.5 (-1)	2,025 (+2%)	22mo	$260,000	$128	63
210 Riverwood Dr	0.32mi	4/2.0	1,844 (-7%)	12mo	$330,000	$179	60
164 Aldon Drive Dr	0.33mi	3/2.0 (-1)	1,919 (-3%)	13mo	$300,000	$156	60
611 Purdy Rd	0.50mi	4/2.0	2,021 (+2%)	12mo	$499,000	$247	58
438 Watson Rd	0.41mi	4/2.0	1,819 (-8%)	11mo	$400,000	$220	54
545 Cross St	0.28mi	3/2.0 (-1)	1,776 (-10%)	9mo	$343,000	$193	53
462 Watson Rd	0.41mi	3/2.0 (-1)	1,746 (-12%)	12mo	$417,500	$239	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $90,105
• Equity at exit: $162,158

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $271,707
• Equity at exit: $349,700

Cash invested: $50,400 (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 96020

• Home prices YoY: 12.8%
• Active inventory: 74
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$264 /mo · $3,162/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-125

Break-even live

Break-even rent $1,623

Max offer price $157,886

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $180,000 Active 147 DOM
2. 2026-06-18
   days on market $180,000 Active 146 DOM
3. 2026-06-17
   days on market $180,000 Active 145 DOM
4. 2026-06-16
   days on market $180,000 Active 144 DOM
5. 2026-06-15
   days on market $180,000 Active 143 DOM
6. 2026-06-14
   days on market $180,000 Active 141 DOM
7. 2026-06-13
   days on market $180,000 Active 140 DOM
8. 2026-06-10
   days on market $180,000 Active 138 DOM
9. 2026-06-09
   days on market $180,000 Active 137 DOM
10. 2026-06-08
    days on market $180,000 Active 136 DOM
11. 2026-06-07
    days on market $180,000 Active 135 DOM
12. 2026-06-05
    days on market $180,000 Active 132 DOM
13. 2026-06-03
    days on market $180,000 Active 131 DOM
14. 2026-06-02
    days on market $180,000 Active 130 DOM
15. 2026-06-01
    days on market $180,000 Active 129 DOM
16. 2026-05-31
    days on market $180,000 Active 128 DOM
17. 2026-05-30
    days on market $180,000 Active 127 DOM
18. 2026-05-08
    status Active 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

19. 2026-05-08
    price $180,000 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

20. 2026-04-06
    historical 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

21. 2026-03-23
    price $219,000 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

22. 2026-02-03
    price $235,000 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

23. 2026-01-24
    price $245,000 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

24. 2025-12-22
    listed $260,000 Active 186-char remark

    Show marketing remark (186 chars)

    Large home with some needed repairs. Four bedrooms, two bathrooms and a two car carport. Two storage sheds in the back yard. Bring your tool belt, remodel plans and make this home yours!

ⓘ 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: $3,162 · $264/mo
• Projected year-2 tax: $3,162 · $264/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 22 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,579
• − Mortgage interest: −$10,083
• − Property taxes: −$3,162
• − Insurance: −$900
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,236
• Taxable loss: −$4,615
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $-395/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: Plumas Unified
• NCES district ID: 0631170
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,935
• Composite: 27.89/100
• National rank: #6870
• State rank: #306 of 517 in CA

Livability — Chester

• Score: 60/100
• State rank: #581
• US rank: #18928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, CA
• Population (ZIP): 2,404

Population outlook (Plumas County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 14,014 · -10.0%
• By 2040: 11,197 · -28.1%
• By 2050: 9,069 · -41.7%
• By 2075: 5,573 · -64.2%
• By 2100: 3,392 · -78.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Slovak 6% Italian 4% Iranian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Plumas

• 2024 margin: R (+16.9) · D 39.9% · R 56.9% · Other 3.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -12.0pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+16.7 2016: R+21.0 2012: R+17.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.21%
• Current HPI: 142.75
• 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

-30.8% since first listed

7 events — show timeline

• 2026-05-08 Relisted — PAR
• 2026-05-08 Price Changed $180,000 PAR
• 2026-04-06 Delisted — PAR
• 2026-03-23 Price Changed $219,000 PAR
• 2026-02-03 Price Changed $235,000 PAR
• 2026-01-24 Price Changed $245,000 PAR
• 2025-12-22 Listed $260,000 PAR

Property tax history

+10.8%/yr

Latest (2025): $3,162 · -0.5% YoY. Source: county tax records.