6094 N Libby Rd · Paradise, CA 95969

$50,000

3 bd · 1.5 ba · 1,138 sqft · SingleFamily public records · 17 Days on market

Built 1950

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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
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING, remodeled "bungalow" style home has upgrades galore! Love crown molding, wainscoting, chair rail & bead board? You'll love this home! The main house has 3 bedrooms & an enclosed sun porch across the back of the home, where you'll want to spend your time gazing out on the beautifully landscaped yard. Laminate flooring throughout most of the home gives the rich feel of wood flooring without the fuss! The living room has a wonderful gas stove & large windows. A bay window floods the dining ell with light. Recently remodeled kitchen has corian counters, a 2-drawer stainless dishwasher & lots of built-in storage plus a butler's pantry/laundry room. The sun porch has a wet bar for entertaining, with access to the stone patio with natural gas hookup for BBQ. A large trex-style deck overlooks the rose garden behind the guest cottage which has a studio bedroom & bath with laundry hookups for guests, college kids or family to enjoy in privacy, away from the main house. The sidewalk meanders around the large lawn area & lush gardens. There is a detached 2-car garage, garden shed, & side yard storage with a gate for easy access. The yard extends on the south side for RV's! Total sq ft includes 400 sq ft sun porch, does not include 288 sq ft guest.

Key facts

• Laminate flooring
• Gas stove
• Butler's pantry

Tags

• REMODELED BUNGALOW STYLE HOME
• ENCLOSED SUN PORCH
• BEAUTIFULLY LANDSCAPED YARD
• LAMINATE FLOORING
• GAS STOVE
• BUTLER'S PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 2.6% in Paradise — 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 61/100 on livability (#541 in CA) — a middle-class / working-renter tenant base. Strengths: schools A-, housing B+, crime B; Watch: employment C-, amenities F, commute F.
• Market conditions: Rents rising fast (+6.4%/yr); 481 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.85% ✓
• Cap rate: 25.49%
• Cash-on-cash: 68.57%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $334,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6160 Opal Ln	0.16mi	2/2.0 (-1)	1,138 (0%)	6mo	$320,000	$281	80
1448 Bille	0.24mi	2/2.0 (-1)	1,135 (-0%)	1mo	$315,000	$278	80
1465 Happy Woods	0.18mi	3/2.0	1,265 (+11%)	2mo	$360,000	$285	70
1398 Elliott	0.54mi	3/2.0	1,120 (-2%)	1mo	$305,000	$272	69
1576 Redwood Ln	0.41mi	2/2.0 (-1)	1,144 (+0%)	9mo	$345,000	$302	66
1610 Young	0.43mi	2/2.0 (-1)	1,110 (-2%)	6mo	$355,000	$320	64
1411 Elliott Rd	0.50mi	3/2.0	1,120 (-2%)	11mo	$329,000	$294	63
6151 N Libby Rd	0.15mi	2/2.0 (-1)	1,243 (+9%)	11mo	$320,000	$257	61
6261 Forest Ln	0.53mi	2/2.0 (-1)	1,100 (-3%)	4mo	$339,000	$308	59
5929 Sawmill	0.43mi	2/2.0 (-1)	1,238 (+9%)	3mo	$385,000	$311	56
6207 Forgotten Way	0.74mi	2/2.0 (-1)	1,224 (+8%)	12mo	$335,000	$274	36
5804 Nielsen Dr	0.72mi	2/2.0 (-1)	1,012 (-11%)	12mo	$339,900	$336	31

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 · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 71.7%
• Equity multiple: 4.42×
• Total profit: $47,859
• Equity at exit: $7,455

10-year hold

• IRR: 76.6%
• Equity multiple: 10.24×
• Total profit: $129,314
• Equity at exit: $4,323

Cash invested: $14,000 (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 95969

• Rents YoY: 6.4%
• Active inventory: 481
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $800

Break-even live

Break-even rent $414

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1561 Kay Ct Unit D Paradise, CA	2.0	1.0	892	$898	$1.01	21d	1	0.32mi
1561 Kay Ct Paradise, CA	2.0	1.0	892	$898	$1.01	13d	1	0.33mi

Listing history 14 events

1. 2026-06-19
   days on market $50,000 Active 17 DOM
2. 2026-06-18
   days on market $50,000 Active 16 DOM
3. 2026-06-17
   days on market $50,000 Active 15 DOM
4. 2026-06-16
   days on market $50,000 Active 14 DOM
5. 2026-06-15
   days on market $50,000 Active 13 DOM
6. 2026-06-14
   days on market $50,000 Active 11 DOM
7. 2026-06-13
   days on market $50,000 Active 10 DOM
8. 2026-06-10
   days on market $50,000 Active 8 DOM
9. 2026-06-09
   days on market $50,000 Active 7 DOM
10. 2026-06-08
    days on market $50,000 Active 6 DOM
11. 2026-06-07
    days on market $50,000 Active 5 DOM
12. 2026-06-05
    days on market $50,000 Active 2 DOM
13. 2026-06-02
    remarks 667-char remark
14. 2026-06-02
    listed $50,000 Active 1 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: $526 · $44/mo
• Projected year-2 tax: $526 · $44/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 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,117
• − Mortgage interest: −$2,801
• − Property taxes: −$526
• − Insurance: −$250
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$1,455
• Taxable income: $9,347
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $7,357/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 — Paradise

• Score: 61/100
• State rank: #541
• US rank: #18039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise, CA
• County: Butte County · 175,030 people
• City population: 8,339
• Metro: Chico, CA
• Population (ZIP): 8,339
• Household income: $69,067
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 218.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 7% Lithuanian 4% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 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: ▼ -410.40%
• Current HPI: 102.8367
• Rent YoY: ▲ 6.37%
• Metro: Chico, CA
• 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

-79.6% since first listed

6 events — show timeline

• 2026-06-02 Listed $50,000 FSBO.com
• 2015-06-03 Sold (Public Records) $243,500 Public Records
• 2015-06-03 Sold (MLS) $243,500 CRMLS
• 2015-05-05 Pending — CRMLS
• 2015-05-01 Listing Removed — CRMLS
• 2015-04-28 Listed $245,000 CRMLS

Property tax history

-7.1%/yr

Latest (2025): $526 · -0.3% YoY. Source: county tax records.