6984 Hammond · Nice, CA 95485

$179,999

2 bd · 2.0 ba · 1,080 sqft · Land · 142 Days on market

Built 1968 9,148 sqft lot

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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 +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nice clean older mobile in good condition. Large lot fenced yard with outbuildings, carport, deck with wheelchair ramp. Great layout with open living room, dining room, new carpet through out, new paint, most all appliances new. Home has its own well, no city water fees. Turn-key unit with possible owner carry back.

Key facts

• 9,148 sq ft lot
• Parking
• Built 1968

Property features AI

Finance

• Other: Total units: 1; Living area source: Public records; Lot size source: Assessor's data; Road frontage via city streets; paved road
• Financial info: Assessments: Sewer bonds
• HOA & community: Community features: biking, fishing, foothills, hiking, lake, park, rural setting, street lighting

Exterior

• Parking: Carport; Driveway (paved, uphill from street); Off-street parking; 1 uncovered parking space
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Electricity connected (standard); Propane; Public sewer (sewer connected); Water connected (private well) ; Well report available
• Home design: Manufactured house; One story; Turnkey condition; Entry level: 1; No common walls
• Construction: Aluminum and brick construction; Flat foam roof; Pier jacks foundation; Year built source: Assessor
• Exterior features: Awning; Deck and open wood patio; Shed; Front yard; Landscaped lawn; Gentle slope; Treed lot; Park nearby; Has view

Interior

• Kitchen: Dishwasher; Garbage disposal; Propane range; Range/stove hood; Refrigerator; Vented exhaust fan; Water heater unit; Kitchen open to family room; Formal dining area; Eating area
• Bedrooms: 2 main-level bedrooms; Main floor primary bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Shower in tub; Walk-in shower; Exhaust fan(s); Formica counters
• Heating & cooling: Central cooling; Central furnace; Forced air heating; Propane heating
• Interior features: Built-ins; Furnished; Laminate counters; Living room deck attached; Storage space; Blinds and drapes/curtains; Carbon monoxide and smoke detectors; One-level living (single story); Ramp to main level (accessibility)
• Laundry & utility: Washer included; Dryer included; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $180k.

Deal economics

• At list price, monthly cash flow is $83 ($991/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (11.2% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.6% in Nice — 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 59/100 on livability (#652 in CA) — a working-class tenant base; expect higher turnover. Watch: health & safety C-, amenities F, commute F.
• Upper Lake Unified (rural): math 17% / reading 32% proficiency, ranked #433 of 517 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Upper Lake Elementary (math 22% / reading 32%, grade F, #917 of 1,571 statewide, top 60%, 378 students, 85% FRL); Upper Lake Middle (math 17% / reading 27%, grade F, #388 of 498 statewide, top 80%, 178 students, 82% FRL).
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 107 units permitted in Lake County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $707 appreciation (0.4% local appreciation)).
• Lake County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $125k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.07×
• Total profit: $3,328
• Equity at exit: $55,828

10-year hold

• IRR: 6.5%
• Equity multiple: 1.74×
• Total profit: $37,071
• Equity at exit: $70,021

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 95485

• Home prices YoY: 0.2%
• Active inventory: 32
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $83

Break-even live

Break-even rent $1,493

Max offer price $179,999

Occupancy floor 90%

Sensitivity live

Price	-10% $184	-5% $134	+0% $83	+5% $32	+10% $-19
Rent	-10% $-44	-5% $19	+0% $83	+5% $146	+10% $209
Rate	-1.0pp $173	-0.5pp $128	base $83	+0.5pp $36	+1.0pp $-11

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6687 Blue Heron Dr Unit 6607 D Upper Lake, CA	2.0	1.5	900	$1,598	$1.78	45d	1	0.22mi
6627 Blue Heron Dr Unit A Upper Lake, CA	2.0	1.5	900	$1,598	$1.78	45d	1	0.26mi

Listing history 40 events

1. 2026-06-22
   days on market $179,999 Active 142 DOM
2. 2026-06-21
   days on market $179,999 Active 141 DOM
3. 2026-06-19
   days on market $179,999 Active 139 DOM
4. 2026-06-18
   days on market $179,999 Active 138 DOM
5. 2026-06-17
   days on market $179,999 Active 137 DOM
6. 2026-06-16
   days on market $179,999 Active 136 DOM
7. 2026-06-15
   days on market $179,999 Active 135 DOM
8. 2026-06-14
   days on market $179,999 Active 133 DOM
9. 2026-06-12
   days on market $179,999 Active 132 DOM
10. 2026-06-09
    days on market $179,999 Active 129 DOM
11. 2026-06-08
    days on market $179,999 Active 128 DOM
12. 2026-06-07
    days on market $179,999 Active 127 DOM
13. 2026-06-03
    days on market $179,999 Active 123 DOM
14. 2026-06-03
    remarks 657-char remark
15. 2026-06-03
    price $179,999 Active 122 DOM
16. 2026-06-02
    days on market $184,900 Active 122 DOM
17. 2026-06-01
    days on market $184,900 Active 121 DOM
18. 2026-05-31
    days on market $184,900 Active 120 DOM
19. 2026-05-30
    days on market $184,900 Active 119 DOM
20. 2026-02-10
    status Active
21. 2026-02-04
    historical Active Under Contract
22. 2026-01-31
    listed $184,900 Active
23. 2026-01-31
    historical $184,900
24. 2020-02-27
    soldstatus $125,000 Closed Sale 317-char remark

    Show marketing remark (317 chars)

    Nice clean older mobile in good condition. Large lot fenced yard with outbuildings, carport, deck with wheelchair ramp. Great layout with open living room, dining room, new carpet through out, new paint, most all appliances new. Home has its own well, no city water fees. Turn-key unit with possible owner carry back.

25. 2020-02-27
    soldstatus $125,000

    Show marketing remark (317 chars)

    Nice clean older mobile in good condition. Large lot fenced yard with outbuildings, carport, deck with wheelchair ramp. Great layout with open living room, dining room, new carpet through out, new paint, most all appliances new. Home has its own well, no city water fees. Turn-key unit with possible owner carry back.

26. 2020-01-29
    historical Active Under Contract 317-char remark

    Show marketing remark (317 chars)

    Nice clean older mobile in good condition. Large lot fenced yard with outbuildings, carport, deck with wheelchair ramp. Great layout with open living room, dining room, new carpet through out, new paint, most all appliances new. Home has its own well, no city water fees. Turn-key unit with possible owner carry back.

27. 2020-01-20
    listed $135,000 Active 317-char remark

    Show marketing remark (317 chars)

    Nice clean older mobile in good condition. Large lot fenced yard with outbuildings, carport, deck with wheelchair ramp. Great layout with open living room, dining room, new carpet through out, new paint, most all appliances new. Home has its own well, no city water fees. Turn-key unit with possible owner carry back.

28. 2016-11-08
    soldstatus $80,000 Closed Sale 144-char remark

    Show marketing remark (144 chars)

    This manufactured home is well taken care. Kitchen opens to dining and living room. Nice fenced yard with mature landscaping and storage units.

29. 2016-11-08
    soldstatus $65,000

    Show marketing remark (144 chars)

    This manufactured home is well taken care. Kitchen opens to dining and living room. Nice fenced yard with mature landscaping and storage units.

30. 2016-10-10
    historical Active Under Contract 144-char remark

    Show marketing remark (144 chars)

    This manufactured home is well taken care. Kitchen opens to dining and living room. Nice fenced yard with mature landscaping and storage units.

31. 2016-10-10
    listed $85,000 Active 144-char remark

    Show marketing remark (144 chars)

    This manufactured home is well taken care. Kitchen opens to dining and living room. Nice fenced yard with mature landscaping and storage units.

32. 2015-08-06
    historical
33. 2015-06-27
    price $82,500
34. 2015-06-13
    status Active
35. 2015-05-27
    historical Active Under Contract
36. 2015-02-26
    listed $89,900 Active
37. 2005-12-23
    soldstatus $150,000
38. 2005-12-22
    soldstatus $100,000
39. 2005-08-18
    listed $169,500
40. 2003-06-05
    soldstatus $70,000

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 9/10 Extreme
• 🌡 Heat 6/10 Major 8 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 34 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,176
• − Mortgage interest: −$10,083
• − Property taxes: −$1,931
• − Insurance: −$900
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,236
• Taxable loss: −$2,042
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $1,481/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: Upper Lake Unified
• NCES district ID: 0601442
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $35,872
• Composite: 20.24/100
• National rank: #8624
• State rank: #433 of 517 in CA

Livability — Nice

• Score: 59/100
• State rank: #652
• US rank: #20328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nice, CA
• City population: 2,417
• Population (ZIP): 2,900

Population outlook (Lake County) Hauer SSP2

• Today (2025): 62,396 people
• By 2030: 60,626 · -2.8%
• By 2040: 56,453 · -9.5%
• By 2050: 53,054 · -15.0%
• By 2075: 47,663 · -23.6%
• By 2100: 41,804 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 16% Hispanic / Latino 12% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 4% Portuguese 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 47.8% · R 49.2% · Other 3.0%
• 2008→2024 swing: -20.6pp toward R · 2008: 19.3pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+6.3 2016: D+3.7 2012: D+16.5 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.39%
• Current HPI: 154.5278
• 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

+164.1% since first listed

21 events — show timeline

• 2026-02-10 Relisted — CRMLS
• 2026-02-04 Contingent — CRMLS
• 2026-01-31 Listed $184,900 CRMLS
• 2026-01-31 Coming Soon $184,900 CRMLS
• 2020-02-27 Sold (Public Records) $125,000 Public Records
• 2020-02-27 Sold (MLS) $125,000 CRMLS
• 2020-01-29 Contingent — CRMLS
• 2020-01-20 Listed $135,000 CRMLS
• 2016-11-08 Sold (Public Records) $65,000 Public Records
• 2016-11-08 Sold (MLS) $80,000 CRMLS
• 2016-10-10 Contingent — CRMLS
• 2016-10-10 Listed $85,000 CRMLS
• 2015-08-06 Listing Removed — CRMLS
• 2015-06-27 Price Changed $82,500 CRMLS
• 2015-06-13 Relisted — CRMLS
• 2015-05-27 Contingent — CRMLS
• 2015-02-26 Listed $89,900 CRMLS
• 2005-12-23 Sold (MLS) $150,000 CRMLS
• 2005-12-22 Sold (Public Records) $100,000 Public Records
• 2005-08-18 Listed $169,500 CRMLS
• 2003-06-05 Sold (Public Records) $70,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,931 · +3.6% YoY. Source: county tax records.