1732 Pintail Dr

Daphnedale Park, CA 96101

$109,900C

3 bd · 2.0 ba · 1,440 sqft · Built 1978 · SingleFamily · Active · 47 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,253/mo
• Mortgage (P&I): −$576
• Tax + insurance: −$308
• HOA: −$4
• Vac / Maint / Mgmt: −$263
• Net cashflow: $101/mo
• Annual: $1,216/yr
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• 1% rule: 1.14%
• Cash to close: $30,772

Investor read

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.
• 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).
• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: flood insurance adds $125/mo.
• Market conditions: 105 active listings in the ZIP; 6 units permitted in Modoc County in 2024 (0 in 5+ unit buildings).
• Modoc County population projected at -41% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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