1 Orange St · Susanville, CA 96130

$135,000

3 bd · 1.0 ba · 1,590 sqft · SingleFamily public records · 172 Days on market

Built 1940 7,405 sqft lot Est $269k · 50% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this 3-bedroom, 1.5-bath home situated on a spacious corner lot! With approximately 1,590 square feet of living space, this property offers a solid footprint for your next renovation or investment project. Featuring off-street parking and a layout with room to reimagine, this home is ideal for buyers looking to customize their dream home. Whether you're looking to rent, or renovate and move in, this is an excellent opportunity to add value.

Key facts

• Off-street parking
• Corner lot
• Spacious layout

Tags

• CORNER LOT
• OFF-STREET PARKING
• SPACIOUS LAYOUT

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Residential property
• Construction: Wood siding exterior; Composition roof; Built on foundation (year not provided)
• Exterior features: Front yard fence; Paved road access; R-1 zoning

Interior

• Bathrooms: One full bathroom; One half bathroom
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Susanville — 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 64/100 on livability (#421 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety A-; Watch: schools F, crime F, amenities F.
• Susanville Elementary (town): math 27% / reading 32% proficiency, ranked #350 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 236 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1940 — 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. 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. 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: 1.12% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $268,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Sunkist Dr	0.12mi	3/2.0	1,426 (-10%)	2mo	$130,000	$91	72
1745 Monrovia St	0.23mi	4/1.0 (+1)	1,700 (+7%)	2mo	$80,000	$47	71
65 Small Street St	0.33mi	3/2.0	1,560 (-2%)	12mo	$275,000	$176	67
625 Juniper St	0.52mi	4/1.5 (+1)	1,584 (-0%)	9mo	$222,000	$140	61
604 Court St	0.62mi	4/2.0 (+1)	1,556 (-2%)	4mo	$105,000	$67	55
1931 First St	0.63mi	3/2.0	1,568 (-1%)	12mo	$265,000	$169	54
433 Knoch Avenue Ave	0.22mi	2/2.0 (-1)	1,824 (+15%)	3mo	$83,000	$46	54
397 Richmond Rd	0.35mi	4/0.5 (+1)	1,496 (-6%)	16mo	$210,000	$140	54
605 Pearl Cir	0.70mi	3/2.0	1,584 (-0%)	14mo	$289,000	$182	50
130 S Lassen Street St	0.63mi	4/0.5 (+1)	1,489 (-6%)	6mo	$280,000	$188	48
1765 N North St	0.61mi	3/2.0	1,426 (-10%)	5mo	$275,000	$193	46
695 Gem Dr	0.66mi	4/2.0 (+1)	1,388 (-13%)	2mo	$285,000	$205	38

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,716
• Equity at exit: $20,129

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $22,308
• Equity at exit: $11,672

Cash invested: $37,800 (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 96130

• Active inventory: 236
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $301

Break-even live

Break-even rent $1,134

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Plumas St Susanville, CA	4.0	2.0	1838	$1,595	$0.87	13d	1	0.37mi
200 Carroll St Unit 18 Susanville, CA	2.0	1.5	1100	$1,400	$1.27	21d	1	0.49mi
55 S Sacramento St Susanville, CA	2.0	2.0	1500	$1,500	$1.00	21d	1	0.57mi

Listing history 18 events

1. 2026-06-19
   days on market $135,000 Active 172 DOM
2. 2026-06-18
   days on market $135,000 Active 171 DOM
3. 2026-06-17
   days on market $135,000 Active 170 DOM
4. 2026-06-16
   days on market $135,000 Active 169 DOM
5. 2026-06-15
   days on market $135,000 Active 168 DOM
6. 2026-06-14
   days on market $135,000 Active 166 DOM
7. 2026-06-12
   days on market $135,000 Active 165 DOM
8. 2026-06-09
   days on market $135,000 Active 162 DOM
9. 2026-06-08
   days on market $135,000 Active 161 DOM
10. 2026-06-07
    days on market $135,000 Active 160 DOM
11. 2026-06-07
    days on market $135,000 Active 159 DOM
12. 2026-06-04
    days on market $135,000 Active 156 DOM
13. 2026-06-02
    days on market $135,000 Active 155 DOM
14. 2026-06-01
    days on market $135,000 Active 154 DOM
15. 2026-05-31
    days on market $135,000 Active 153 DOM
16. 2026-05-31
    days on market $135,000 Active 152 DOM
17. 2025-09-02
    listed $135,000 Active 468-char remark

    Show marketing remark (468 chars)

    Unlock the potential in this 3-bedroom, 1.5-bath home situated on a spacious corner lot! With approximately 1,590 square feet of living space, this property offers a solid footprint for your next renovation or investment project. Featuring off-street parking and a layout with room to reimagine, this home is ideal for buyers looking to customize their dream home. Whether you're looking to rent, or renovate and move in, this is an excellent opportunity to add value.

18. 2025-09-02
    listed $135,000 Active

    Show marketing remark (468 chars)

    Unlock the potential in this 3-bedroom, 1.5-bath home situated on a spacious corner lot! With approximately 1,590 square feet of living space, this property offers a solid footprint for your next renovation or investment project. Featuring off-street parking and a layout with room to reimagine, this home is ideal for buyers looking to customize their dream home. Whether you're looking to rent, or renovate and move in, this is an excellent opportunity to add value.

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 8/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,183
• − Mortgage interest: −$7,562
• − Property taxes: −$1,584
• − Insurance: −$675
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,927
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,244/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: Susanville Elementary
• NCES district ID: 0638550
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $49,068
• Composite: 25.69/100
• National rank: #7387
• State rank: #350 of 517 in CA

Livability — Susanville

• Score: 64/100
• State rank: #421
• US rank: #14210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Susanville, CA
• Population (ZIP): 20,892

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 26% Two or more races 17% Black 9% Native American 2% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.12%
• Current HPI: 136.1585
• 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

+0.0% since first listed

2 events — show timeline

• 2025-09-02 Listed $135,000 TCAOR
• 2025-09-02 Listed $135,000 LAORMLS

Property tax history

+11.7%/yr

Latest (2025): $1,584 · +183.3% YoY. Source: county tax records.