2020 Trinity Pnes · Post Mountain, CA 96041

$69,000

1 bd · 1.0 ba · 800 sqft · Other · 702 Days on market

Built 1970

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.5/10.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

Key facts

• Open land
• Good producing well
• Built 1970

Tags

• OPEN LAND
• NATIONAL FOREST BORDER
• GOOD PRODUCING WELL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mountain Valley Unified (rural): math 40% / reading 40% proficiency, ranked #788 of 1,400 in CA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 98 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trinity County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 702 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $80k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 702 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 1970 — 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 6.9

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-255
• Equity at exit: $10,288

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $13,894
• Equity at exit: $5,966

Cash invested: $19,320 (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 96041

• Home prices YoY: -3.1%
• Active inventory: 98
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $171

Break-even live

Break-even rent $612

Max offer price $69,000

Occupancy floor 74%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-02
   days on market $69,000 Active 702 DOM
2. 2026-06-01
   days on market $69,000 Active 701 DOM
3. 2026-05-31
   days on market $69,000 Active 700 DOM
4. 2026-05-31
   days on market $69,000 Active 699 DOM
5. 2026-01-14
   price $69,000 579-char remark

   Show marketing remark (579 chars)

   While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

6. 2026-01-14
   status Active 579-char remark

   Show marketing remark (579 chars)

   While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

7. 2025-12-29
   status Pending 579-char remark

   Show marketing remark (579 chars)

   While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

8. 2025-10-29
   price $75,000 579-char remark

   Show marketing remark (579 chars)

   While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

9. 2025-07-30
   price $89,900 579-char remark

   Show marketing remark (579 chars)

   While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

10. 2025-05-26
    price $119,000 579-char remark

    Show marketing remark (579 chars)

    While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

11. 2024-11-27
    price $139,000 579-char remark

    Show marketing remark (579 chars)

    While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

12. 2024-06-14
    listed $149,000 Active 579-char remark

    Show marketing remark (579 chars)

    While this home may need some sprucing up, it has a good base for you to build upon. One bedroom, one bathroom cabin sits on 2.04 acres of nearly flat and open land. Trees were left along the boundaries for relief from the sun and a little added privacy. Easily accessed off of Trinity Pines Drive just a couple miles from Highway 36 and property borders National Forest. Documents on file show a permitted well that produced 10 gpm's at time of drilling along with a permitted septic. All day sun in the large garden area and property is almost flat. This could be a great buy!!

13. 2021-03-16
    soldstatus $349,000
14. 2020-03-24
    soldstatus $350,000
15. 2000-03-23
    soldstatus $6,500
16. 1998-05-28
    soldstatus $6,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 45 unhealthy d/yr today · 48 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,951
• − Mortgage interest: −$3,865
• − Property taxes: −$1,119
• − Insurance: −$345
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,007
• Taxable income: $1,023
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $1,810/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: Mountain Valley Unified
• NCES district ID: 0600018
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $32,254
• Composite: 35.23/100
• National rank: #9851
• State rank: #788 of 1400 in CA

Livability — Post Mountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Post Mountain, CA
• Population (ZIP): 3,413

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 11,337 people
• By 2030: 10,349 · -8.7%
• By 2040: 8,518 · -24.9%
• By 2050: 7,084 · -37.5%
• By 2075: 4,693 · -58.6%
• By 2100: 2,894 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 9% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Dominican 4%
• Common ancestry: Italian 4% Serbian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Other Asian/Pacific 9% Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Trinity

• 2024 margin: Lean R (+9.4) · D 43.4% · R 52.8% · Other 3.8%
• 2008→2024 swing: -14.0pp toward R · 2008: 4.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.4 2016: R+11.3 2012: R+1.1 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.83%
• Current HPI: 117.7109
• 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

+1050.0% since first listed

12 events — show timeline

• 2026-01-14 Price Changed $69,000 Trinity AOR
• 2026-01-14 Relisted — Trinity AOR
• 2025-12-29 Pending — Trinity AOR
• 2025-10-29 Price Changed $75,000 Trinity AOR
• 2025-07-30 Price Changed $89,900 Trinity AOR
• 2025-05-26 Price Changed $119,000 Trinity AOR
• 2024-11-27 Price Changed $139,000 Trinity AOR
• 2024-06-14 Listed $149,000 Trinity AOR
• 2021-03-16 Sold (Public Records) $349,000 Public Records
• 2020-03-24 Sold (Public Records) $350,000 Public Records
• 2000-03-23 Sold (Public Records) $6,500 Public Records
• 1998-05-28 Sold (Public Records) $6,000 Public Records

Property tax history

+22.4%/yr

Latest (2025): $1,119 · -72.3% YoY. Source: county tax records.