6613 Hupp Coutolenc · Magalia, CA 95954

$185,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 76 Days on market

Built 1974 1.41 ac lot $119/sqft · 6% above area Est $175k · 6% over

---

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).

• Cash flow +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• ARV discount +4.9/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this charming 3-bedroom, 2-bath manufactured home nestled on a peaceful 1.41acre lot. Do you love to hike, fish or Kayak? You are so close to Paradise Lake. Surrounded by nature, this property offers the perfect opportunity to create your dream home or a relaxing weekend retreat. Inside, you’ll find a generously sized living room, a dedicated dining area, and a separate family room featuring a cozy gas stove—ideal for gathering and entertaining. Recent updates include a new kitchen range and air conditioning for added comfort. Enjoy the outdoors from one of two decks, perfect for soaking in the tranquil surroundings. The property also includes a garage, carport, and a detached room with a loft—great for a workspace, or extra storage. To ensure a secure experience for all parties, all buyers must be accompanied by a licensed agent. Please refrain from entering the grounds or driveway without a confirmed appointment.

Key facts

• Air conditioning
• 1.41-acre lot
• Cozy gas stove

Tags

• 1.41-ACRE LOT
• DEDICATED DINING AREA
• SEPARATE FAMILY ROOM
• COZY GAS STOVE
• NEW KITCHEN RANGE
• AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.1% in Magalia — 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 51/100 on livability (#1,094 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, schools F, crime F.
• Market conditions: 217 active listings in the ZIP; 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Butte County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $175,000
• List price: $185,000
• Delta: 5.71%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6616 Hupp Coutolenc Rd	0.07mi	3/2.0	1,512 (-3%)	17mo	$275,000	$182	78
6720 Hupp Coutolenc Rd	0.23mi	3/2.5	1,440 (-8%)	3mo	$195,000	$135	72

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,666
• Equity at exit: $27,584

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $26,306
• Equity at exit: $15,995

Cash invested: $51,800 (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 95954

• Home prices YoY: -30.0%
• Active inventory: 217
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $382

Break-even live

Break-even rent $1,507

Max offer price $185,000

Occupancy floor 76%

Sensitivity live

Price	-10% $487	-5% $434	+0% $382	+5% $330	+10% $277
Rent	-10% $225	-5% $303	+0% $382	+5% $461	+10% $539
Rate	-1.0pp $475	-0.5pp $429	base $382	+0.5pp $334	+1.0pp $285

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-08
   days on market $185,000 Active 76 DOM
2. 2026-06-07
   days on market $185,000 Active 75 DOM
3. 2026-06-05
   days on market $185,000 Active 72 DOM
4. 2026-06-03
   days on market $185,000 Active 71 DOM
5. 2026-06-02
   days on market $185,000 Active 70 DOM
6. 2026-06-01
   days on market $185,000 Active 69 DOM
7. 2026-05-31
   days on market $185,000 Active 68 DOM
8. 2026-05-30
   days on market $185,000 Active 67 DOM
9. 2026-04-13
   price $185,000 973-char remark

   Show marketing remark (973 chars)

   Discover the potential of this charming 3-bedroom, 2-bath manufactured home nestled on a peaceful 1.41acre lot. Do you love to hike, fish or Kayak? You are so close to Paradise Lake. Surrounded by nature, this property offers the perfect opportunity to create your dream home or a relaxing weekend retreat. Inside, you’ll find a generously sized living room, a dedicated dining area, and a separate family room featuring a cozy gas stove—ideal for gathering and entertaining. Recent updates include a new kitchen range and air conditioning for added comfort. Enjoy the outdoors from one of two decks, perfect for soaking in the tranquil surroundings. The property also includes a garage, carport, and a detached room with a loft—great for a workspace, or extra storage. To ensure a secure experience for all parties, all buyers must be accompanied by a licensed agent. Please refrain from entering the grounds or driveway without a confirmed appointment.

10. 2026-03-24
    listed $195,000 Active 973-char remark

    Show marketing remark (973 chars)

    Discover the potential of this charming 3-bedroom, 2-bath manufactured home nestled on a peaceful 1.41acre lot. Do you love to hike, fish or Kayak? You are so close to Paradise Lake. Surrounded by nature, this property offers the perfect opportunity to create your dream home or a relaxing weekend retreat. Inside, you’ll find a generously sized living room, a dedicated dining area, and a separate family room featuring a cozy gas stove—ideal for gathering and entertaining. Recent updates include a new kitchen range and air conditioning for added comfort. Enjoy the outdoors from one of two decks, perfect for soaking in the tranquil surroundings. The property also includes a garage, carport, and a detached room with a loft—great for a workspace, or extra storage. To ensure a secure experience for all parties, all buyers must be accompanied by a licensed agent. Please refrain from entering the grounds or driveway without a confirmed appointment.

11. 2022-09-22
    soldstatus $189,000 Closed Sale 472-char remark

    Show marketing remark (472 chars)

    Rural 1974 mobile home in a quiet 1.41 acres in the area of the upper ridge of Hupp Countolenc near Paradise Lake. Three bedrooms, two baths 1560 square feet with stand-alone cabana room, separate playhouse, well house, garage, and attached carport. Large living room with gas stove, den, separate dining room, nice kitchen, and laundry area. Decks at front and rear. A newer Lennox brand heater, and gutter guards. Please use Mid Valley Tile & Escrow, Heidi Gomez.

12. 2022-09-22
    soldstatus $141,000

    Show marketing remark (472 chars)

    Rural 1974 mobile home in a quiet 1.41 acres in the area of the upper ridge of Hupp Countolenc near Paradise Lake. Three bedrooms, two baths 1560 square feet with stand-alone cabana room, separate playhouse, well house, garage, and attached carport. Large living room with gas stove, den, separate dining room, nice kitchen, and laundry area. Decks at front and rear. A newer Lennox brand heater, and gutter guards. Please use Mid Valley Tile & Escrow, Heidi Gomez.

13. 2022-08-29
    status Pending Sale 472-char remark

    Show marketing remark (472 chars)

    Rural 1974 mobile home in a quiet 1.41 acres in the area of the upper ridge of Hupp Countolenc near Paradise Lake. Three bedrooms, two baths 1560 square feet with stand-alone cabana room, separate playhouse, well house, garage, and attached carport. Large living room with gas stove, den, separate dining room, nice kitchen, and laundry area. Decks at front and rear. A newer Lennox brand heater, and gutter guards. Please use Mid Valley Tile & Escrow, Heidi Gomez.

14. 2022-08-10
    status Active 472-char remark

    Show marketing remark (472 chars)

    Rural 1974 mobile home in a quiet 1.41 acres in the area of the upper ridge of Hupp Countolenc near Paradise Lake. Three bedrooms, two baths 1560 square feet with stand-alone cabana room, separate playhouse, well house, garage, and attached carport. Large living room with gas stove, den, separate dining room, nice kitchen, and laundry area. Decks at front and rear. A newer Lennox brand heater, and gutter guards. Please use Mid Valley Tile & Escrow, Heidi Gomez.

15. 2022-08-02
    status Pending Sale 472-char remark

    Show marketing remark (472 chars)

    Rural 1974 mobile home in a quiet 1.41 acres in the area of the upper ridge of Hupp Countolenc near Paradise Lake. Three bedrooms, two baths 1560 square feet with stand-alone cabana room, separate playhouse, well house, garage, and attached carport. Large living room with gas stove, den, separate dining room, nice kitchen, and laundry area. Decks at front and rear. A newer Lennox brand heater, and gutter guards. Please use Mid Valley Tile & Escrow, Heidi Gomez.

16. 2022-06-23
    listed $189,000 Active 472-char remark

    Show marketing remark (472 chars)

    Rural 1974 mobile home in a quiet 1.41 acres in the area of the upper ridge of Hupp Countolenc near Paradise Lake. Three bedrooms, two baths 1560 square feet with stand-alone cabana room, separate playhouse, well house, garage, and attached carport. Large living room with gas stove, den, separate dining room, nice kitchen, and laundry area. Decks at front and rear. A newer Lennox brand heater, and gutter guards. Please use Mid Valley Tile & Escrow, Heidi Gomez.

17. 2019-03-26
    soldstatus $80,000

ⓘ 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: $1,724 · $144/mo
• Projected year-2 tax: $1,724 · $144/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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,894
• − Mortgage interest: −$10,363
• − Property taxes: −$1,724
• − Insurance: −$925
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$5,382
• Taxable income: $1,677
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $4,183/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)

No district data.

Livability — Magalia

• Score: 51/100
• State rank: #1094
• US rank: #25434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,488

Population outlook (Butte County) Hauer SSP2

• Today (2025): 237,527 people
• By 2030: 243,804 · +2.6%
• By 2040: 253,899 · +6.9%
• By 2050: 262,561 · +10.5%
• By 2075: 283,709 · +19.4%
• By 2100: 282,689 · +19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Russian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Butte

• 2024 margin: Toss-up / Even · D 46.8% · R 49.9% · Other 3.3%
• 2008→2024 swing: -5.5pp toward R · 2008: 2.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+1.7 2016: R+4.0 2012: R+3.9 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.49%
• Current HPI: 194.8809
• 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

+131.2% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $185,000 CRMLS
• 2026-03-24 Listed $195,000 CRMLS
• 2022-09-22 Sold (Public Records) $141,000 Public Records
• 2022-09-22 Sold (MLS) $189,000 CRMLS
• 2022-08-29 Pending — CRMLS
• 2022-08-10 Relisted — CRMLS
• 2022-08-02 Pending — CRMLS
• 2022-06-23 Listed $189,000 CRMLS
• 2019-03-26 Sold (Public Records) $80,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,724 · +1.6% YoY. Source: county tax records.