13742 Endicot Cir · Magalia, CA 95954

$214,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 223 Days on market

Built 2021 10,018 sqft lot $133/sqft · 8% below area Est $234k · 8% under $26/mo HOA · 1% of rent

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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 +14.5/30.0
• ARV discount +11.2/15.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

Key facts

• 0.23 acre lot
• Built 2021
• Listed 222 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (7.3% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.0% in Magalia — 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 51/100 on livability (#1,094 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, schools F, crime F.
• Market conditions: 211 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask is 153% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $234,000
• List price: $214,900
• Delta: -8.16%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13709 Andover	0.19mi	2/2.0 (-1)	1,563 (-4%)	5mo	$240,000	$154	76
6563 Drake Ct	0.34mi	3/2.0	1,478 (-9%)	3mo	$265,000	$179	67
13704 Andover Dr	0.22mi	2/2.0 (-1)	1,458 (-10%)	22mo	$235,500	$162	50
13574 David	0.47mi	2/2.0 (-1)	1,440 (-11%)	7mo	$155,000	$108	49
13546 Andover Dr	0.47mi	3/2.0	1,430 (-12%)	16mo	$287,500	$201	45
6361 Simonson Ct	0.38mi	2/2.0 (-1)	1,440 (-11%)	17mo	$138,000	$96	44
6249 Odessa Ct	0.71mi	2/2.0 (-1)	1,440 (-11%)	13mo	$145,000	$101	32
6253 Odessa Ct	0.70mi	2/2.0 (-1)	1,753 (+8%)	20mo	$242,000	$138	32
13995 Potomac	0.72mi	3/2.0	1,379 (-15%)	17mo	$270,000	$196	28

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-31,738
• Equity at exit: $32,042

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-23,509
• Equity at exit: $18,581

Cash invested: $60,172 (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 95954

• Home prices YoY: -30.0%
• Active inventory: 211
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$284 /mo · $3,414/yr
• Insurance: −$90
• HOA: −$26
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $48

Break-even live

Break-even rent $1,933

Max offer price $214,900

Occupancy floor 93%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13742 Blair Ln Magalia, CA	3.0	2.0	1440	$1,950	$1.35	13d	1	0.86mi
6245 Brevard Cir Magalia, CA	3.0	2.0	1440	$2,100	$1.46	13d	1	0.89mi
14107 Norwich Cir Magalia, CA	4.0	2.0	1700	$1,925	$1.13	20d	1	1.03mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: pool

Listing history 45 events

1. 2026-06-19
   days on market $214,900 Active 223 DOM
2. 2026-06-18
   days on market $214,900 Active 222 DOM
3. 2026-06-17
   days on market $214,900 Active 221 DOM
4. 2026-06-16
   days on market $214,900 Active 220 DOM
5. 2026-06-15
   days on market $214,900 Active 219 DOM
6. 2026-06-14
   days on market $214,900 Active 217 DOM
7. 2026-06-13
   days on market $214,900 Active 216 DOM
8. 2026-06-10
   days on market $214,900 Active 214 DOM
9. 2026-06-09
   days on market $214,900 Active 213 DOM
10. 2026-06-08
    days on market $214,900 Active 212 DOM
11. 2026-06-07
    days on market $214,900 Active 211 DOM
12. 2026-06-05
    days on market $214,900 Active 208 DOM
13. 2026-06-03
    days on market $214,900 Active 207 DOM
14. 2026-06-02
    days on market $214,900 Active 206 DOM
15. 2026-06-01
    days on market $214,900 Active 205 DOM
16. 2026-05-31
    days on market $214,900 Active 204 DOM
17. 2026-05-30
    days on market $214,900 Active 203 DOM
18. 2026-05-09
    price $214,900 822-char remark

    Show marketing remark (822 chars)

    REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

19. 2026-03-20
    price $229,900 822-char remark

    Show marketing remark (822 chars)

    REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

20. 2025-12-12
    status Active 822-char remark

    Show marketing remark (822 chars)

    REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

21. 2025-12-12
    price $259,900 822-char remark

    Show marketing remark (822 chars)

    REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

22. 2025-11-11
    historical 822-char remark

    Show marketing remark (822 chars)

    REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

23. 2025-10-09
    listed $85,000 Active 822-char remark

    Show marketing remark (822 chars)

    REO property in Magalia. This manufactured home at 13742 Endicot Circle is a modern 3 bedroom + office/media/family room, 2 bath with 1,620 sq ft, and built in 2021. Parking spaces up to 4 or 5 vehicles including RV, boat, and large vehicles in front. The home sits on a 10,019 sq ft lot and offers a split-bedroom layout, a bonus room (ideal for home office/media space), open kitchen with island and walk-in pantry, and a side yard access and fenced backyard. The property is part of the PPPOA (Paradise Pines Property Owners Association / POA), with HOA dues of $312 annually (or approximately $26 monthly). The HOA provides amenities such as a community pool, spa, sport court, trails, picnic areas, and recreation facilities. This property is eligible under the Freddie Mac First Look Initiative through 01/10/2026.

24. 2025-06-09
    historical
25. 2025-05-02
    status Active
26. 2025-04-09
    status Pending Sale
27. 2025-04-01
    price $250,000
28. 2025-03-25
    price $267,000
29. 2025-03-14
    price $275,000
30. 2025-03-04
    price $280,000
31. 2025-02-20
    price $290,000
32. 2025-02-07
    listed $295,000 Active
33. 2024-10-04
    historical
34. 2024-09-06
    price $299,999
35. 2024-08-20
    price $305,000
36. 2024-08-08
    listed $310,000 Active
37. 2022-04-25
    soldstatus $302,000 Closed Sale
38. 2022-04-25
    soldstatus $302,000
39. 2022-03-28
    historical Active Under Contract
40. 2022-03-18
    listed $310,000 Active
41. 2022-03-18
    historical $310,000
42. 2020-12-11
    soldstatus $16,000 Closed Sale
43. 2020-11-12
    historical Active Under Contract
44. 2020-09-02
    listed $18,000 Active
45. 1996-10-10
    soldstatus $122,000

ⓘ 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: $3,414 · $284/mo
• Projected year-2 tax: $3,414 · $284/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $23,917
• − Mortgage interest: −$12,038
• − Property taxes: −$3,414
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − HOA: −$312
• − Depreciation: −$6,252
• Taxable loss: −$2,999
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,291/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 — Magalia

• Score: 51/100
• State rank: #1094
• US rank: #25434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magalia, CA
• Population (ZIP): 8,488

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 (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Russian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Vietnamese 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: ▼ -83.49%
• Current HPI: 194.8809
• 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

+76.1% since first listed

28 events — show timeline

• 2026-05-09 Price Changed $214,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-20 Price Changed $229,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-12 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-12 Price Changed $259,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-11-11 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-09 Listed $85,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-09 Listing Removed — CRMLS
• 2025-05-02 Relisted — CRMLS
• 2025-04-09 Pending — CRMLS
• 2025-04-01 Price Changed $250,000 CRMLS
• 2025-03-25 Price Changed $267,000 CRMLS
• 2025-03-14 Price Changed $275,000 CRMLS
• 2025-03-04 Price Changed $280,000 CRMLS
• 2025-02-20 Price Changed $290,000 CRMLS
• 2025-02-07 Listed $295,000 CRMLS
• 2024-10-04 Listing Removed — CRMLS
• 2024-09-06 Price Changed $299,999 CRMLS
• 2024-08-20 Price Changed $305,000 CRMLS
• 2024-08-08 Listed $310,000 CRMLS
• 2022-04-25 Sold (Public Records) $302,000 Public Records
• 2022-04-25 Sold (MLS) $302,000 CRMLS
• 2022-03-28 Contingent — CRMLS
• 2022-03-18 Listed $310,000 CRMLS
• 2022-03-18 Coming Soon $310,000 CRMLS
• 2020-12-11 Sold (MLS) $16,000 CRMLS
• 2020-11-12 Contingent — CRMLS
• 2020-09-02 Listed $18,000 CRMLS
• 1996-10-10 Sold (Public Records) $122,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,414 · +1.6% YoY. Source: county tax records.