1732 Pintail Dr · Daphnedale Park, CA 96101

$109,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 47 Days on market

Built 1978 Fair condition 1.47 ac lot $76/sqft · 7% below area Est $118k · 7% under $4/mo HOA ↓ 2% since listing

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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 +24.6/30.0
• ARV discount +10.7/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to peaceful country living in Modoc County Estates! This 3-bedroom, 2-bath home offers 1,440 sq ft of comfortable space on a spacious 1.49-acre lot, perfect for those seeking privacy, self-sufficiency, and room to grow. The property is well-equipped for rural living, featuring its own well and septic system—helping keep utility costs low with no water or sewer bills. Enjoy the freedom of burn privileges, minimizing trash expenses as well. Outdoor enthusiasts and hobby farmers will appreciate the established chicken coop, currently home to 21 chickens, making farm-to-table living a reality. Multiple outbuildings provide exceptional versatility, including a potential mother-in-l

Key facts

• Detached structure
• Burn privileges
• Spacious lot

Tags

• SPACIOUS LOT
• WELL AND SEPTIC SYSTEM
• BURN PRIVILEGES
• ESTABLISHED CHICKEN COOP
• MULTIPLE OUTBUILDINGS
• DETACHED STRUCTURE

Property features AI

Finance

• Other: Living area and year built sourced from assessor data; Property does not have an ADU; Property parcel number available
• HOA & community: Part of Modoc Recreational Estates Association (MREA); Annual association fee of $42; Association amenities: call for rules

Exterior

• Utilities: Well water; Septic (type unknown)
• Home design: Manufactured house; Single-story; Part of a planned development
• Construction: Metal roof; No certified 433A; No attached common walls
• Exterior features: No pool; Lot over 40,000 sq ft; Rural setting; Has a view

Interior

• Kitchen: Kitchen (details in remarks)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heating present (see remarks); Cooling present (see remarks)
• Interior features: Front door entry; Single-level (one story); All bedrooms on the main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#899 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Modoc Joint Unified (town): math 21% / reading 31% proficiency, ranked #404 of 517 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 105 active listings in the ZIP; 6 units permitted in Modoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Modoc County population projected at -41% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $118,225
• List price: $109,900
• Delta: -7.04%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-11,256
• Equity at exit: $16,386

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,091
• Equity at exit: $9,502

Cash invested: $30,772 (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 96101

• Active inventory: 105
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $101

Break-even live

Break-even rent $1,125

Max offer price $109,900

Occupancy floor 87%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: watersewertrash

Listing history 19 events

1. 2026-06-19
   days on market $109,900 Active 47 DOM
2. 2026-06-18
   days on market $109,900 Active 46 DOM
3. 2026-06-17
   days on market $109,900 Active 45 DOM
4. 2026-06-16
   days on market $109,900 Active 44 DOM
5. 2026-06-15
   days on market $109,900 Active 43 DOM
6. 2026-06-14
   days on market $109,900 Active 41 DOM
7. 2026-06-12
   days on market $109,900 Active 40 DOM
8. 2026-06-09
   days on market $109,900 Active 37 DOM
9. 2026-06-08
   days on market $109,900 Active 36 DOM
10. 2026-06-07
    days on market $109,900 Active 35 DOM
11. 2026-06-07
    days on market $109,900 Active 34 DOM
12. 2026-06-04
    days on market $109,900 Active 31 DOM
13. 2026-06-02
    days on market $109,900 Active 30 DOM
14. 2026-06-01
    days on market $109,900 Active 29 DOM
15. 2026-05-31
    days on market $109,900 Active 28 DOM
16. 2026-05-31
    days on market $109,900 Active 27 DOM
17. 2026-05-03
    listed $120,000 Active 1059-char remark
18. 2025-07-15
    price $99,000
19. 2025-06-26
    price $112,000

ⓘ 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,039
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − HOA: −$48
• − Depreciation: −$3,197
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,329/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home requires significant updates to its interior and exterior, including painting, flooring, and HVAC system upgrades. The property offers a spacious lot and rural amenities, making it a good investment opportunity.

Repairs flagged

• Major Kitchen — No photos of the kitchen
• Major Bathrooms — No photos of the bathrooms
• Major Flooring — No photos of the flooring
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace flooring — New flooring improves comfort and value
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of the kitchen	Major	$15,000–50,000
Bathrooms · No photos of the bathrooms	Major	$15,000–50,000
Flooring · No photos of the flooring	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
Landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — New flooring improves comfort and value ↑
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Modoc Joint Unified
• NCES district ID: 0625190
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $38,547
• Composite: 21.76/100
• National rank: #8256
• State rank: #404 of 517 in CA

Livability — Daphnedale Park

• Score: 54/100
• State rank: #899
• US rank: #23915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,868

Population outlook (Modoc County) Hauer SSP2

• Today (2025): 7,532 people
• By 2030: 6,821 · -9.4%
• By 2040: 5,524 · -26.7%
• By 2050: 4,444 · -41.0%
• By 2075: 2,695 · -64.2%
• By 2100: 1,635 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Iranian 3% Slovak 3%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Modoc

• 2024 margin: Solid R (+46.7) · D 25.1% · R 71.8% · Other 3.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -37.7pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+45.2 2016: R+48.1 2012: R+41.8 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.18%
• Current HPI: 142.623
• 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

-1.9% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $109,900 CRMLS
• 2026-05-03 Listed $120,000 CRMLS
• 2025-07-15 Price Changed $99,000 LAORMLS
• 2025-06-26 Price Changed $112,000 LAORMLS