546 - 548 Parkhill St · Colusa, CA 95932

$280,000

2 bd · 2.0 ba · 1,668 sqft · MultiFamily public records · 1 Days on market

5,663 sqft lot

---

Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Cute duplex located in central Colusa. Each unit is 1 bedroom and 1 bath with living and dining rooms. Each unit has laundry area and garage space. One unit is gutted. The other unit does not have a stove.

Key facts

• Central colusa
• Laundry area
• 5,663 sq ft lot

Tags

• CENTRAL COLUSA
• LAUNDRY AREA

Property features AI

Finance

• Other: Property condition listed as fixer; Two total residential units
• HOA & community: No association

Exterior

• Parking: Two parking spaces; 2-car garage (detached/attached not specified)
• Utilities: Public water; Public sewer; City utilities available; Cable available; Public irrigation district
• Home design: Residential income property (duplex); Apartment-style units; One story
• Construction: Composition roof
• Exterior features: Composition roof; Regular-shaped lot

Interior

• Kitchen: Microwave
• Bedrooms: Two 1-bedroom units (Unit 1: 1 bedroom; Unit 2: 1 bedroom)
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Wall furnace; Ceiling fans; Window air conditioning units
• Interior features: Microwave; Patio/porch details noted in remarks
• Laundry & utility: Washer/dryer hookups; Laundry in each unit

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative. Per door: $-140/mo.
• To cash-flow at today's rent, offer at most $230k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (32.1% below list).
• Recommended offer: $190k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 1.2% in Colusa — 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 69/100 on livability (#263 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Colusa Unified (town): math 22% / reading 40% proficiency, ranked #321 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 57 units permitted in Colusa County in 2024 (31 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Colusa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

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

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000 (32.1% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-63,317
• Equity at exit: $41,749

10-year hold

• IRR: -18.6%
• Equity multiple: -0.00×
• Total profit: $-78,423
• Equity at exit: $24,209

Cash invested: $78,400 (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 95932

• Active inventory: 43
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-281

Break-even live

Break-even rent $2,255

Max offer price $230,410

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,900
Total (2 units)			$1,900

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,563 · $130/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$565/yr (+$47/mo · 36.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$15,684
• − Property taxes: −$1,563
• − Insurance: −$2,198
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$8,145
• Taxable loss: −$8,438
• Est. tax savings @ 24.0%: +$2,025
• After-tax cash flow: $-1,343/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: Colusa Unified
• NCES district ID: 0609570
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,803
• Composite: 26.94/100
• National rank: #7080
• State rank: #321 of 517 in CA

Livability — Colusa

• Score: 69/100
• State rank: #263
• US rank: #8719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colusa, CA
• Population (ZIP): 7,672

Population outlook (Colusa County) Hauer SSP2

• Today (2025): 21,153 people
• By 2030: 20,974 · -0.8%
• By 2040: 20,559 · -2.8%
• By 2050: 19,830 · -6.3%
• By 2075: 17,194 · -18.7%
• By 2100: 13,264 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 39% Two or more races 18% Black 3% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 23% · Canada
• Languages at home: 56% English-only · Spanish 42% Other Indo-European 1%

Political lean MEDSL · Colusa

• 2024 margin: Strong R (+28.2) · D 34.6% · R 62.9% · Other 2.5%
• 2008→2024 swing: -10.1pp toward R · 2008: -18.1pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+16.6 2016: R+13.5 2012: R+21.7 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.03%
• Current HPI: 172.0023
• 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

+2.6%/yr

Latest (2025): $1,563 · +6.0% YoY. Source: county tax records.