14617 Bridgeport Cir · Magalia, CA 95954

$129,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 7 Days on market

Built 1972 0.26 ac lot Est $156k · 16% under $26/mo HOA · 2% of rent

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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 +27.4/30.0
• ARV discount +14.9/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home surrounded by trees? This charming property offers comfort, convenience, and plenty of potential. Step inside to discover newer flooring throughout most of the home, along with an efficient central heating and air conditioning system to keep you comfortable year-round. The kitchen features a recently replaced propane range, and the beautifully cleaned-up lot provides an inviting outdoor setting. Parking is plentiful with a spacious two-car garage, a long driveway, and a desirable corner-lot location that easily accommodates guests. Additional recent improvements include fresh interior and exterior paint, a new front porch with lattice accents, a new exterior p

Key facts

• Newer flooring
• New front porch
• Long driveway

Tags

• NEWER FLOORING
• INVITING OUTDOOR SETTING
• LONG DRIVEWAY
• CORNER-LOT LOCATION
• NEW FRONT PORCH
• UPDATED SWITCH PLATES

Property features AI

Finance

• Other: Lot recorded from assessor's data (lot in 10,000–19,999 sqft range); Additional parcel referenced; Living area and year built sourced from assessor
• HOA & community: Part of PPPOA with annual fee (approx. $310); Community amenities include hiking trails, tennis and a pool; Suburban neighborhood

Exterior

• Parking: 2 garage parking spaces (garage)
• Utilities: Electricity connected; Public/District water; Septic tank
• Home design: Manufactured house; Single-story; Entry at main level
• Construction: Composition roof; No foundation listed
• Exterior features: Front porch; Fenced yard (average condition); Has view; Access via paved county road

Interior

• Kitchen: Propane range
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Front porch; Pellet stove
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $898 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6195 Leicester Dr	0.12mi	2/2.0	1,440 (0%)	4mo	$98,000	$68	91
14471 Essex Ct	0.23mi	2/2.0	1,440 (0%)	4mo	$155,000	$108	86
6137 Guilford	0.40mi	2/2.0	1,440 (0%)	4mo	$108,000	$75	78
14545 Asheville	0.15mi	2/2.0	1,248 (-13%)	0mo	$80,000	$64	71
14845 Masterson Way	0.68mi	2/2.0	1,440 (0%)	3mo	$145,000	$101	66
14733 Memory	0.65mi	2/2.0	1,474 (+2%)	4mo	$215,000	$146	62
6317 Amherst	0.42mi	2/2.0	1,248 (-13%)	5mo	$129,000	$103	54
14355 Clarion	0.67mi	2/2.0	1,320 (-8%)	4mo	$127,500	$97	52
6275 Fremont	0.50mi	2/2.0	1,224 (-15%)	0mo	$152,000	$124	51
14617 Carnegie Rd	0.47mi	3/2.0 (+1)	1,248 (-13%)	0mo	$149,000	$119	50
14295 Sinclair Cir	0.70mi	3/2.0 (+1)	1,344 (-7%)	2mo	$205,000	$153	50
14742 Colter Way	0.43mi	3/2.0 (+1)	1,248 (-13%)	4mo	$189,000	$151	50

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,199
• Equity at exit: $19,369

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $33,951
• 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 95954

• Home prices YoY: -30.0%
• Active inventory: 211
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$681
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$54
• HOA: −$26
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $381

Break-even live

Break-even rent $1,045

Max offer price $129,900

Occupancy floor 70%

Sensitivity live

Price	-10% $455	-5% $418	+0% $381	+5% $344	+10% $308
Rent	-10% $260	-5% $321	+0% $381	+5% $441	+10% $502
Rate	-1.0pp $446	-0.5pp $414	base $381	+0.5pp $347	+1.0pp $313

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14583 Asheville Dr Magalia, CA	1.0	1.0	1217	$1,500	$1.23	14d	1	0.11mi
14648 Lafayette Cir Magalia, CA	3.0	2.0	1721	$2,000	$1.16	14d	1	0.49mi
14767 Masterson Way Magalia, CA	3.0	2.0	1440	$1,400	$0.97	14d	1	0.50mi
14435 Skyway Magalia, CA	2.0	2.0	1200	$1,325	$1.10	14d	1	0.64mi
14745 Del Oro Dr Magalia, CA	2.0	1.0	1300	$1,525	$1.17	14d	1	0.68mi
14745 Del Oro Dr Magalia, CA	3.0	1.0	1300	$1,525	$1.17	21d	1	0.68mi
6494 Providence Ct Magalia, CA	2.0	1.0	950	$1,350	$1.42	21d	1	1.45mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 7 events

1. 2026-06-19
   days on market $129,900 Active 7 DOM
2. 2026-06-18
   days on market $129,900 Active 6 DOM
3. 2026-06-17
   days on market $129,900 Active 5 DOM
4. 2026-06-16
   days on market $129,900 Active 4 DOM
5. 2026-06-15
   days on market $129,900 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $129,900 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: $768 · $64/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$219/yr (+$18/mo · 28.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°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: $18,325
• − Mortgage interest: −$7,276
• − Property taxes: −$768
• − Insurance: −$650
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$312
• − Depreciation: −$3,779
• Taxable income: $2,608
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,947/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

+242.7% since first listed

3 events — show timeline

• 2026-06-12 Listed $129,900 CRMLS
• 2003-11-04 Sold (Public Records) $65,000 Public Records
• 1985-05-07 Sold (Public Records) $37,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $768 · +1.8% YoY. Source: county tax records.