105 Elm St · Westwood, CA 96137

$169,000

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 23 Days on market

Built 1930 7,918 sqft lot Est $119k · 42% 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.2/10.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This is move-in ready and beautifully updated, this home offers flexibility, value, and future upside. The recent remodel makes it perfect to enjoy as-is, while the layout easily allows for adding a half bath and two additional bedrooms for growing needs or increased equity. The two-car garage features a spacious second level, perfect for storage, a workshop, or potential ADU conversion, with power already in place. Enjoy paved off-street parking, fresh interior paint, and a new oven and dishwasher done and ready for you. Cozy up with both a wood-burning fireplace and a gas fireplace, adding charm and comfort year-round. Located in an excellent neighborhood with thoughtful neighbors, you're

Key facts

• Recent remodel
• Gas fireplace
• Two car garage

Tags

• RECENT REMODEL
• TWO CAR GARAGE
• SPACIOUS SECOND LEVEL
• PAVED OFF STREET PARKING
• WOOD BURNING FIREPLACE
• GAS FIREPLACE

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: Detached rear-facing garage; 2 garage spaces
• Utilities: Propane tank owned; 220-volt electrical service; Public water; Public sewer; Irrigation from public district
• Home design: Detached single-family residence; Built in 1930; Single-story
• Construction: Detached construction
• Exterior features: Composition roof; Lot noted as 'See Remarks'

Interior

• Kitchen: Free-standing gas range; Dishwasher; Pantry closet; Breakfast bar/space for dining
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom with double sinks, tub with shower over, and window
• Heating & cooling: Propane heating; Hot water heating; Wood stove; Ceiling fans; Window air conditioning units
• Interior features: Great room living area; Two fireplaces (wood burning and gas-piped); Breakfast area and breakfast room; Pantry closet; Breakfast nook and dining bar with space in the kitchen
• Laundry & utility: Washer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#547 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Westwood Unified (rural): math 30% / reading 35% proficiency, ranked #995 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fletcher Walker Elementary (math 5% / reading 24%, grade F, #1,420 of 1,571 statewide, top 91%, 89 students, 80% FRL); Westwood High (math 15% / reading 44%, grade F, #723 of 1,170 statewide, top 64%, 85 students, 69% FRL) — zoned schools average 75% FRL vs 53% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 239 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 ($1k loan paydown + $2k appreciation (1.4% 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 (1.4% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $169k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $119,180
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Fair Dr	0.08mi	2/1.0	992 (-2%)	14mo	$165,000	$166	81
124 Fir Street St	0.10mi	3/1.0 (+1)	1,008 (-0%)	15mo	$80,000	$79	77
220 Elm Street St	0.21mi	2/1.0	1,097 (+9%)	7mo	$115,000	$105	70
215 Elm St	0.18mi	3/1.0 (+1)	1,118 (+11%)	4mo	$132,000	$118	66
112 Fir Street St	0.05mi	3/2.0 (+1)	1,144 (+13%)	2mo	$207,000	$181	64
210 Elm Street St	0.16mi	3/1.0 (+1)	1,078 (+7%)	22mo	$50,000	$46	58
608 Delwood Street St	0.71mi	2/1.0	1,122 (+11%)	12mo	$140,000	$125	39
403 Elm Street St	0.41mi	3/2.0 (+1)	1,144 (+13%)	22mo	$127,500	$111	32

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.78×
• Total profit: $37,033
• Equity at exit: $61,035

10-year hold

• IRR: 18.1%
• Equity multiple: 3.27×
• Total profit: $107,301
• Equity at exit: $83,759

Cash invested: $47,320 (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 96137

• Home prices YoY: 0.9%
• Active inventory: 239
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $484

Break-even live

Break-even rent $1,284

Max offer price $169,000

Occupancy floor 69%

Sensitivity live

Price	-10% $579	-5% $531	+0% $484	+5% $436	+10% $388
Rent	-10% $334	-5% $409	+0% $484	+5% $558	+10% $633
Rate	-1.0pp $569	-0.5pp $527	base $484	+0.5pp $440	+1.0pp $395

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $169,000 Pending 23 DOM
2. 2026-06-09
   days on market $169,000 Active 21 DOM
3. 2026-06-08
   days on market $169,000 Active 20 DOM
4. 2026-06-07
   days on market $169,000 Active 19 DOM
5. 2026-06-04
   days on market $169,000 Active 15 DOM
6. 2026-06-02
   days on market $169,000 Active 14 DOM
7. 2026-06-01
   days on market $169,000 Active 13 DOM
8. 2026-05-31
   days on market $169,000 Active 12 DOM
9. 2026-05-31
   days on market $169,000 Active 11 DOM
10. 2025-08-18
    soldstatus $70,000
11. 2004-09-24
    soldstatus $134,000
12. 1994-07-29
    soldstatus $30,000

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$595/yr (+$50/mo · 86.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,750
• − Mortgage interest: −$9,467
• − Property taxes: −$690
• − Insurance: −$845
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,916
• Taxable income: $3,192
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $5,037/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: Westwood Unified
• NCES district ID: 0642300
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,831
• Composite: 29.93/100
• National rank: #11664
• State rank: #995 of 1400 in CA

Livability — Westwood

• Score: 61/100
• State rank: #547
• US rank: #18201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, CA
• Population (ZIP): 2,717

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

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: ▲ 1.38%
• Current HPI: 153.1005
• 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

+133.3% since first listed

3 events — show timeline

• 2025-08-18 Sold (Public Records) $70,000 Public Records
• 2004-09-24 Sold (Public Records) $134,000 Public Records
• 1994-07-29 Sold (Public Records) $30,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $690 · +2.0% YoY. Source: county tax records.