515 N Weatherlow St · Susanville, CA 96130

$129,900

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 313 Days on market

Built 1950 6,098 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-Bedroom Home on Double Lot in Susanville – Ideal Starter or Investment Property! Don't miss this updated 2-bedroom, 1-bathroom home offering 726 sq ft of cozy living space on a spacious double lot! Whether you're looking for your first home or a smart investment, this property has it all. Recent improvements include a new roof, fresh interior and exterior paint, flooring and a repaired sewer line—providing peace of mind and move-in-ready comfort. The expansive lot offers room to grow, with potential for an ADU or RV hook-up, complete with its own separate electrical meter. Enjoy easy access to local amenities and a solid rental history with consistent tenancy. This is

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 312 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home; R1 zoning
• Construction: Wood siding; Composition roof
• Exterior features: Garden; Fenced yard; Level lot

Interior

• Kitchen: Electric range; Range
• Flooring: Carpet; Vinyl
• Heating & cooling: Natural gas heating
• Interior features: Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.8% in Susanville — 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 64/100 on livability (#421 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety A-; Watch: schools F, crime F, amenities F.
• Susanville Elementary (town): math 27% / reading 32% proficiency, ranked #350 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 236 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $85k; list at $130k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.01% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $80,586
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 N Gilman St	0.73mi	2/1.0	726 (0%)	10mo	$65,000	$90	58
607 1/2 Dillon Ct	0.26mi	1/1.0 (-1)	624 (-14%)	7mo	$61,000	$98	54
340 Carroll St	0.61mi	1/1.0 (-1)	742 (+2%)	17mo	$82,000	$111	49
815 Hall St	0.61mi	2/1.0	768 (+6%)	22mo	$129,000	$168	44

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,754
• Equity at exit: $19,369

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $8,167
• Equity at exit: $11,231

Cash invested: $36,372 (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 96130

• Active inventory: 236
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $193

Break-even live

Break-even rent $1,063

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $129,900 Active 313 DOM
2. 2026-06-18
   days on market $129,900 Active 312 DOM
3. 2026-06-17
   days on market $129,900 Active 311 DOM
4. 2026-06-16
   days on market $129,900 Active 310 DOM
5. 2026-06-15
   days on market $129,900 Active 309 DOM
6. 2026-06-14
   days on market $129,900 Active 307 DOM
7. 2026-06-12
   days on market $129,900 Active 306 DOM
8. 2026-06-09
   days on market $129,900 Active 303 DOM
9. 2026-06-08
   days on market $129,900 Active 302 DOM
10. 2026-06-07
    days on market $129,900 Active 301 DOM
11. 2026-06-07
    days on market $129,900 Active 300 DOM
12. 2026-06-04
    days on market $129,900 Active 297 DOM
13. 2026-06-02
    days on market $129,900 Active 296 DOM
14. 2026-06-01
    days on market $129,900 Active 295 DOM
15. 2026-05-31
    days on market $129,900 Active 294 DOM
16. 2026-05-31
    days on market $129,900 Active 293 DOM
17. 2026-05-08
    price $129,900
18. 2026-04-20
    price $145,000
19. 2026-04-15
    status Active
20. 2026-04-02
    status Pending
21. 2026-02-11
    status Active
22. 2026-01-16
    status Pending
23. 2025-10-30
    status Active
24. 2025-10-29
    status Pending
25. 2025-09-11
    status Active
26. 2025-09-11
    price $139,900
27. 2025-08-20
    historical
28. 2025-06-24
    status Active
29. 2025-06-04
    status Pending
30. 2025-05-19
    listed $135,900 Active
31. 2005-04-08
    soldstatus $85,000
32. 2004-03-29
    soldstatus $70,000
33. 1990-06-06
    soldstatus $6,500

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,257 · $105/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 8/10 Severe
• 🌡 Heat 4/10 Moderate 9 d/yr ≥92°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,697
• − Mortgage interest: −$7,276
• − Property taxes: −$1,257
• − Insurance: −$650
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,779
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,266/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: Susanville Elementary
• NCES district ID: 0638550
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $49,068
• Composite: 25.69/100
• National rank: #7387
• State rank: #350 of 517 in CA

Livability — Susanville

• Score: 64/100
• State rank: #421
• US rank: #14210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Susanville, CA
• Population (ZIP): 20,892

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 26% Two or more races 17% Black 9% Native American 2% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 1% 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: ▼ -126.12%
• Current HPI: 136.1585
• 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

+1898.5% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $129,900 LAORMLS
• 2026-04-20 Price Changed $145,000 LAORMLS
• 2026-04-15 Relisted — LAORMLS
• 2026-04-02 Pending — LAORMLS
• 2026-02-11 Relisted — LAORMLS
• 2026-01-16 Pending — LAORMLS
• 2025-10-30 Relisted — LAORMLS
• 2025-10-29 Pending — LAORMLS
• 2025-09-11 Relisted — LAORMLS
• 2025-09-11 Price Changed $139,900 LAORMLS
• 2025-08-20 Delisted — LAORMLS
• 2025-06-24 Relisted — LAORMLS
• 2025-06-04 Pending — LAORMLS
• 2025-05-19 Listed $135,900 LAORMLS
• 2005-04-08 Sold (Public Records) $85,000 Public Records
• 2004-03-29 Sold (Public Records) $70,000 Public Records
• 1990-06-06 Sold (Public Records) $6,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,257 · +2.2% YoY. Source: county tax records.