460 Nevada St · Portola, CA 96122

$134,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 47 Days on market

Built 1931 6,970 sqft lot $124/sqft · 29% below area Est $191k · 29% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1931, 460 Nevada St is a single-story home in Portola featuring 2 bedrooms and 1 bathroom, with approximately 1,092 square feet of living space on a 0.16-acre lot.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1931

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 1-car garage facing rear
• Utilities: Propane; 220V electric; Public water; Public sewer; No irrigation
• Home design: Detached single-family residence; Built in 1931
• Construction: Composition roof; Detached construction
• Exterior features: Regular-shaped lot; Composition roof

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms (main level)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom with tub
• Heating & cooling: Central heating; Wood stove; No cooling
• Interior features: Attached deck off the living room; Single-story layout
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (19.7% below list).
• Recommended offer: $108k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#851 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A, crime B+, cost of living B+; Watch: amenities F, commute F, employment D-.
• Plumas Unified (rural): math 21% / reading 44% proficiency, ranked #306 of 517 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: C. Roy Carmichael Elementary (346 students, 72% FRL); Quincy Junior/Senior High (math 22% / reading 47%, grade F, #618 of 1,170 statewide, top 56%, 340 students, 48% FRL) — zoned schools average 60% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 142 active listings in the ZIP; 39 units permitted in Plumas 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.
• Plumas County population projected at -42% 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 ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,304 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (median comp): $191,141
• List price: $134,900
• Delta: -29.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
381 Second Avenue Ave	0.16mi	2/1.0	1,070 (-2%)	10mo	$160,000	$150	81
461 California Street St	0.04mi	2/2.0	1,063 (-3%)	13mo	$150,000	$141	79
565 Fifth Avenue Ave	0.27mi	2/1.0	1,097 (+0%)	12mo	$215,000	$196	76
361 Main Street St	0.20mi	2/1.0	1,050 (-4%)	10mo	$204,000	$194	76
265 N Beckwith Street St	0.65mi	2/1.0	1,066 (-2%)	15mo	$62,000	$58	53
804 Main St	0.43mi	3/2.0 (+1)	1,232 (+13%)	22mo	$257,500	$209	32

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-24,947
• Equity at exit: $20,114

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-25,701
• Equity at exit: $11,664

Cash invested: $37,772 (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 96122

• Home prices YoY: -26.2%
• Active inventory: 142
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-48

Break-even live

Break-even rent $1,144

Max offer price $126,340

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-10	+0% $-48	+5% $-87	+10% $-125
Rent	-10% $-134	-5% $-91	+0% $-48	+5% $-6	+10% $37
Rate	-1.0pp $19	-0.5pp $-14	base $-48	+0.5pp $-83	+1.0pp $-119

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $134,900 Active 47 DOM
2. 2026-06-19
   days on market $134,900 Active 45 DOM
3. 2026-06-18
   days on market $134,900 Active 44 DOM
4. 2026-06-17
   price $134,900 Active 43 DOM
5. 2026-06-17
   days on market $277,900 Active 43 DOM
6. 2026-06-16
   days on market $277,900 Active 42 DOM
7. 2026-06-15
   days on market $277,900 Active 41 DOM
8. 2026-06-14
   days on market $277,900 Active 39 DOM
9. 2026-06-13
   days on market $277,900 Active 38 DOM
10. 2026-06-10
    days on market $277,900 Active 36 DOM
11. 2026-06-09
    days on market $277,900 Active 35 DOM
12. 2026-06-08
    days on market $277,900 Active 34 DOM
13. 2026-06-07
    days on market $277,900 Active 33 DOM
14. 2026-06-05
    days on market $277,900 Active 30 DOM
15. 2026-06-03
    days on market $277,900 Active 29 DOM
16. 2026-06-02
    days on market $277,900 Active 28 DOM
17. 2026-06-01
    days on market $277,900 Active 27 DOM
18. 2026-05-31
    days on market $277,900 Active 26 DOM
19. 2026-05-30
    days on market $277,900 Active 25 DOM
20. 2018-08-30
    soldstatus $135,000
21. 2018-08-30
    soldstatus $135,100
22. 2018-05-26
    listed $125,000
23. 2002-12-06
    soldstatus $80,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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 3/10 Moderate 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 36 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,996
• − Mortgage interest: −$7,556
• − Property taxes: −$1,685
• − Insurance: −$674
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,924
• Taxable loss: −$2,923
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $120/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: Plumas Unified
• NCES district ID: 0631170
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,935
• Composite: 27.89/100
• National rank: #6870
• State rank: #306 of 517 in CA

Livability — Portola

• Score: 55/100
• State rank: #851
• US rank: #23373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portola, CA
• City population: 4,492
• Population (ZIP): 4,492

Population outlook (Plumas County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 14,014 · -10.0%
• By 2040: 11,197 · -28.1%
• By 2050: 9,069 · -41.7%
• By 2075: 5,573 · -64.2%
• By 2100: 3,392 · -78.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 6% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 5% Lithuanian 5% German 4%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 7% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Plumas

• 2024 margin: R (+16.9) · D 39.9% · R 56.9% · Other 3.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -12.0pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+16.7 2016: R+21.0 2012: R+17.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.06%
• Current HPI: 183.376
• 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

+68.9% since first listed

4 events — show timeline

• 2018-08-30 Sold (Public Records) $135,100 Public Records
• 2018-08-30 Sold (MLS) $135,000 PAR
• 2018-05-26 Listed $125,000 PAR
• 2002-12-06 Sold (Public Records) $80,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,685 · -0.5% YoY. Source: county tax records.