435-460 Laura Dr · Doyle, CA 96109

$99,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 11 Days on market

Built 1990 2.52 ac lot ↓ 22% 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).

• Cash flow +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.1/10.0
• 1% rule +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Park like setting on this beautiful fenced lot. . There are multiple homes including a single wide mobile with foundation system and a home on a slab with metal roofing ready for drywall; fixtures and cabinets. The lot is beautiful and mobile is quite livable. . Conventional lending won't work for this one and Seller is looking for cash to private money purchase.

Key facts

• Multiple structures
• Private well
• Newer water pump

Tags

• FENCED PARCEL
• MULTIPLE STRUCTURES
• VALUABLE INFRASTRUCTURE
• PRIVATE WELL
• SEPTIC SYSTEM
• NEWER WATER PUMP

Property features AI

Finance

• Other: Lot approximately 2.52 acres; Zoning: A1; Paved road access; Horses allowed

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank; Electricity available
• Home design: Manufactured home; Residential property; Facing direction not specified
• Construction: Wood siding; Composition roof; Foundation details: see remarks; Built area approximately 720
• Exterior features: Covered patio/porch; Deck; Porch; Partial fencing; Views; Wooded setting; Greenhouse; Outbuilding

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: Ceiling fans; Vaulted ceilings; Eat-in kitchen
• Laundry & utility: Washer and dryer (in common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $95k (3.6% below list).
• Recommended offer: $95k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#672 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living B+; Watch: crime F, amenities F, commute F.
• Fort Sage Unified (rural): math 15% / reading 35% proficiency, ranked #1,169 of 1,400 in CA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sierra Primary (math 10% / reading 30%, grade F, #1,242 of 1,571 statewide, top 80%, 46 students, 85% FRL); Fort Sage Middle (math 10% / reading 24%, 14 students, 64% FRL); Herlong High (math 24%, 41 students, 90% FRL) — zoned schools average 80% FRL vs 54% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($684 loan paydown + $2k appreciation (2.1% local appreciation)).
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 9→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,461 (3.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.57×
• Total profit: $15,870
• Equity at exit: $39,761

10-year hold

• IRR: 13.4%
• Equity multiple: 2.82×
• Total profit: $50,416
• Equity at exit: $57,810

Cash invested: $27,720 (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 96109

• Home prices YoY: 1.5%
• Active inventory: 21
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $132

Break-even live

Break-even rent $787

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $188	-5% $160	+0% $132	+5% $104	+10% $76
Rent	-10% $57	-5% $95	+0% $132	+5% $170	+10% $208
Rate	-1.0pp $182	-0.5pp $158	base $132	+0.5pp $107	+1.0pp $81

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $99,000 Active 11 DOM
2. 2026-06-18
   days on market $99,000 Active 8 DOM
3. 2026-06-17
   days on market $99,000 Active 7 DOM
4. 2026-06-16
   days on market $99,000 Active 6 DOM
5. 2026-06-15
   days on market $99,000 Active 5 DOM
6. 2026-06-14
   days on market $99,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $99,000 Active 2 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: $735 · $61/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$17/yr (+$1/mo · 2.3%)

ⓘ 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 5/10 Major 9 d/yr ≥94°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,455
• − Mortgage interest: −$5,546
• − Property taxes: −$735
• − Insurance: −$495
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,880
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,597/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: Fort Sage Unified
• NCES district ID: 0600011
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $43,172
• Composite: 24.41/100
• National rank: #13101
• State rank: #1169 of 1400 in CA

Livability — Doyle

• Score: 58/100
• State rank: #672
• US rank: #20704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Doyle, CA
• Population (ZIP): 1,182

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 8% Lithuanian 3% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 3%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.13%
• Current HPI: 144.2571
• 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

-22.0% since first listed

4 events — show timeline

• 2026-06-08 Listed $99,000 TCAOR
• 2016-06-14 Sold (MLS) $60,000 LAORMLS
• 2016-05-06 Listed $65,000 LAORMLS
• 2005-08-12 Sold (Public Records) $127,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $735 · +1.9% YoY. Source: county tax records.