519-290 School House · Ravendale, CA 96123

$60,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 232 Days on market

Built 1960 Fair condition 9,528 sqft lot ↓ 25% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Discover affordable country living in Ravendale, California. This solid 3-bedroom, 1-bath home offers approximately 1,100 square feet of living space on a generous 9,528 sq ft lot (nearly 1/5 acre). Built in 1960, it provides an excellent opportunity for first-time buyers or smart investors seeking value in a tranquil, unincorporated community. Enjoy the peace and wide-open skies of northeastern California. Ravendale sits at about 5,300 feet elevation, delivering crisp air, stunning mountain views, and true rural tranquility. Some everyday conveniences are right at your doorstep: the US Post Office is next door, and a small local airport serves the town for added accessibility. Buy it with

Key facts

• 9,528 sq ft lot
• Built 1960
• Listed 231 days

Property features AI

Finance

• Other: Total units: 1
• HOA & community: Rural community

Exterior

• Utilities: Water source: Other; Sewer: Unknown (Sewer or Septic - Unknown)
• Home design: House; One story; No accessory dwelling unit (ADU)
• Construction: Year built reported from public records; No common walls (detached)
• Exterior features: Ranch-style lot/setting; No pool

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Has cooling (details in remarks)
• Interior features: Single-level living (one story); Front entry
• Laundry & utility: Washer hookup available; Laundry area present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 12 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 $2k of equity ($415 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — 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: 2.00% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.19%
• DSCR: 2.70
• GRM: 4.2

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: 43.7%
• Equity multiple: 3.46×
• Total profit: $41,301
• Equity at exit: $26,979

10-year hold

• IRR: 43.6%
• Equity multiple: 6.91×
• Total profit: $99,335
• Equity at exit: $41,577

Cash invested: $16,800 (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 96123

• Active inventory: 12
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $535

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $60,000 Active 232 DOM
2. 2026-06-18
   days on market $60,000 Active 231 DOM
3. 2026-06-17
   days on market $60,000 Active 230 DOM
4. 2026-06-16
   days on market $60,000 Active 229 DOM
5. 2026-06-15
   days on market $60,000 Active 228 DOM
6. 2026-06-14
   days on market $60,000 Active 226 DOM
7. 2026-06-12
   days on market $60,000 Active 225 DOM
8. 2026-06-09
   days on market $60,000 Active 222 DOM
9. 2026-06-08
   days on market $60,000 Active 221 DOM
10. 2026-06-07
    days on market $60,000 Active 220 DOM
11. 2026-06-07
    days on market $60,000 Active 219 DOM
12. 2026-06-05
    days on market $60,000 Active 218 DOM
13. 2026-06-04
    days on market $60,000 Active 216 DOM
14. 2026-06-02
    days on market $60,000 Active 215 DOM
15. 2026-06-01
    days on market $60,000 Active 214 DOM
16. 2026-05-31
    days on market $60,000 Active 213 DOM
17. 2026-05-31
    days on market $60,000 Active 212 DOM
18. 2025-12-16
    price $60,000
19. 2025-11-13
    price $70,000
20. 2025-10-30
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,420
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,745
• Taxable income: $5,807
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $5,023/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This single-family home in Ravendale, California, requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exposed subfloor in kitchen — Structural damage and potential water damage.
• Major Worn carpet in bathrooms and hallways — Safety hazard and poor aesthetic.
• Minor Overgrown landscaping — Improves curb appeal and property value.

Value-add opportunities

• Both Painting exterior siding — Improves curb appeal and property value.
• Both Refrigerator and other appliances — Updates the kitchen and makes the home more marketable.
• Both Landscaping — Improves curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen · Structural damage and potential water damage.	Major	$15,000–50,000
Worn carpet in bathrooms and hallways · Safety hazard and poor aesthetic.	Major	$15,000–50,000
Overgrown landscaping · Improves curb appeal and property value.	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Painting exterior siding — Improves curb appeal and property value. ↑
• Both Refrigerator and other appliances — Updates the kitchen and makes the home more marketable. ↑
• Both Landscaping — Improves curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Ravendale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 77

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 (73%)
• Race & ethnicity: White 73% Two or more races 17% Black 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Iranian 3% Italian 3%
• Foreign-born: 4% · Canada

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: —
• Current HPI: —
• 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

-25.0% since first listed

3 events — show timeline

• 2025-12-16 Price Changed $60,000 CRMLS
• 2025-11-13 Price Changed $70,000 CRMLS
• 2025-10-30 Listed $80,000 CRMLS