179 Lawrence St · Quincy, CA 95971

$31,000

1 bd · 1.0 ba · 340 sqft · SingleFamily public records · 42 Days on market

Built 2003 ↓ 11% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn key ready! Beautiful 2 bed/1 bath manufactured home in beautiful American Valley Estates. Downtown, but the feel of open land with the bike bath at your doorstep. Right in the heart of town. Walking distance to everything Quincy!! Professionally cleaned and ready to go.

Key facts

• Central heat
• Central ac
• Manufactured home

Tags

• MANUFACTURED HOME
• AMERICAN VALLEY ESTATES
• BIKE PATH
• CENTRAL HEAT
• CENTRAL AC

Property features AI

Exterior

• Parking: Gravel parking; Other parking
• Security: Carbon monoxide detector(s)
• Utilities: Public sewer available; Sewer available
• Home design: Manufactured home; Single level / 1 story
• Construction: Frame construction; Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Porch; Shed(s); Has view; Level lot; Paved road

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Double pane windows; Window treatments; No fireplace
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $31k).
• Recommended offer: $30k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#563 in CA) — a middle-class / working-renter tenant base. Strengths: housing A, crime A-; Watch: schools C-, amenities F, commute F.
• Plumas Unified (rural): math 21% / reading 44% proficiency, ranked #306 of 517 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 39 units permitted in Plumas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $214 of loan paydown is wiped out by about $930 of value loss. Plan a longer hold.
• Plumas County population projected at -42% 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 9→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,070 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.95% ✓
• Cap rate: 44.97%
• Cash-on-cash: 138.12%
• DSCR: 7.15
• GRM: 1.7

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: —
• Equity multiple: 7.75×
• Total profit: $58,629
• Equity at exit: $4,622

10-year hold

• IRR: —
• Equity multiple: 16.33×
• Total profit: $133,079
• Equity at exit: $2,680

Cash invested: $8,680 (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 95971

• Active inventory: 74
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$163
• Tax est. 1.5%: −$39 /mo · $465/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $999

Break-even live

Break-even rent $271

Max offer price $31,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,020	-5% $1,010	+0% $999	+5% $988	+10% $978
Rent	-10% $878	-5% $938	+0% $999	+5% $1,060	+10% $1,120
Rate	-1.0pp $1,015	-0.5pp $1,007	base $999	+0.5pp $991	+1.0pp $983

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: $7,750
• Closing costs: $930
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $31,000 Active 42 DOM
2. 2026-06-18
   days on market $31,000 Active 41 DOM
3. 2026-06-17
   days on market $31,000 Active 40 DOM
4. 2026-06-16
   days on market $31,000 Active 39 DOM
5. 2026-06-15
   days on market $31,000 Active 38 DOM
6. 2026-06-14
   days on market $31,000 Active 36 DOM
7. 2026-06-13
   remarks 265-char remark
8. 2026-06-13
   days on market $31,000 Active 35 DOM
9. 2026-06-10
   days on market $31,000 Active 33 DOM
10. 2026-06-09
    days on market $31,000 Active 32 DOM
11. 2026-06-08
    days on market $31,000 Active 31 DOM
12. 2026-06-07
    days on market $31,000 Active 30 DOM
13. 2026-06-05
    days on market $31,000 Active 27 DOM
14. 2026-06-03
    days on market $31,000 Active 26 DOM
15. 2026-06-02
    days on market $31,000 Active 25 DOM
16. 2026-06-01
    days on market $31,000 Active 24 DOM
17. 2026-05-31
    days on market $31,000 Active 23 DOM
18. 2026-05-30
    days on market $31,000 Active 22 DOM
19. 2026-05-08
    listed $31,000 Active 214-char remark
20. 2024-12-03
    soldstatus $27,500 Closed 275-char remark

    Show marketing remark (275 chars)

    Turn key ready! Beautiful 2 bed/1 bath manufactured home in beautiful American Valley Estates. Downtown, but the feel of open land with the bike bath at your doorstep. Right in the heart of town. Walking distance to everything Quincy!! Professionally cleaned and ready to go.

21. 2024-10-17
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Turn key ready! Beautiful 2 bed/1 bath manufactured home in beautiful American Valley Estates. Downtown, but the feel of open land with the bike bath at your doorstep. Right in the heart of town. Walking distance to everything Quincy!! Professionally cleaned and ready to go.

22. 2024-10-08
    listed $35,000 Active 275-char remark

    Show marketing remark (275 chars)

    Turn key ready! Beautiful 2 bed/1 bath manufactured home in beautiful American Valley Estates. Downtown, but the feel of open land with the bike bath at your doorstep. Right in the heart of town. Walking distance to everything Quincy!! Professionally cleaned and ready to go.

23. 2024-04-17
    soldstatus $30,000 Closed

    Show marketing remark (235 chars)

    Nice clean manufactured home in American Valley Estates. This unit is right downtown close to shopping, post office and all the amenities Quincy has to offer. Quiet park. Freshly painted with new flooring. Don't let this one slip away.

24. 2024-03-14
    status Pending

    Show marketing remark (235 chars)

    Nice clean manufactured home in American Valley Estates. This unit is right downtown close to shopping, post office and all the amenities Quincy has to offer. Quiet park. Freshly painted with new flooring. Don't let this one slip away.

25. 2024-01-04
    listed $32,500 Active

    Show marketing remark (235 chars)

    Nice clean manufactured home in American Valley Estates. This unit is right downtown close to shopping, post office and all the amenities Quincy has to offer. Quiet park. Freshly painted with new flooring. Don't let this one slip away.

26. 2023-11-07
    status Pending
27. 2023-11-06
    status Active
28. 2023-11-01
    status Pending
29. 2023-10-21
    listed $25,000 Active
30. 2023-02-07
    price $45,000
31. 2022-11-18
    listed $49,000 Active
32. 2022-06-10
    listed $35,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 9 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 39 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,429
• − Mortgage interest: −$1,736
• − Property taxes: −$465
• − Insurance: −$155
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$902
• Taxable income: $12,222
• Est. tax owed @ 24.0%: −$2,933
• After-tax cash flow: $9,055/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: Plumas Unified
• NCES district ID: 0631170
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,935
• Composite: 27.89/100
• National rank: #6870
• State rank: #306 of 517 in CA

Livability — Quincy

• Score: 60/100
• State rank: #563
• US rank: #18570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quincy, CA
• Population (ZIP): 6,288

Population outlook (Plumas County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 14,014 · -10.0%
• By 2040: 11,197 · -28.1%
• By 2050: 9,069 · -41.7%
• By 2075: 5,573 · -64.2%
• By 2100: 3,392 · -78.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Russian 4% Italian 3% Scottish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Plumas

• 2024 margin: R (+16.9) · D 39.9% · R 56.9% · Other 3.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -12.0pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+16.7 2016: R+21.0 2012: R+17.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.71%
• Current HPI: 139.3612
• 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

-11.4% since first listed

14 events — show timeline

• 2026-05-08 Listed $31,000 PAR
• 2024-12-03 Sold (MLS) $27,500 PAR
• 2024-10-17 Pending — PAR
• 2024-10-08 Listed $35,000 PAR
• 2024-04-17 Sold (MLS) $30,000 PAR
• 2024-03-14 Pending — PAR
• 2024-01-04 Listed $32,500 PAR
• 2023-11-07 Pending — PAR
• 2023-11-06 Relisted — PAR
• 2023-11-01 Pending — PAR
• 2023-10-21 Listed $25,000 PAR
• 2023-02-07 Price Changed $45,000 PAR
• 2022-11-18 Listed $49,000 PAR
• 2022-06-10 Listed $35,000 PAR

Property tax history

+43.2%/yr

Latest (2025): $8,383 · -0.5% YoY. Source: county tax records.