609 N East B St · Alturas, CA 96101

$108,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 47 Days on market

Built 1929 0.29 ac lot $118/sqft · 9% above area Est $99k · 9% over

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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).

• Cash flow +18.3/30.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• ARV discount +3.3/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Large city lot on +/- . 29 acres with 2 bedrooms, 1 bathroom, a detached garage, shed and white picket fence. This is a fantastic starter home or investment opportunity. It sits on a corner lot with a big yard for you to make your own. Plenty of room to plant grass, build a green house, etc. The home has newer flooring in the living room and dining room, a new updated kitchen, laundry room right off the kitchen with backyard access and a monitor heater. The living room has large windows to bring in a lot of natural light. With a little love , this home could be turned back into the charmer it was always meant to be. Call with any questions you may have.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1929

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal roof
• Exterior features: Corner lot; Shed(s)

Interior

• Interior features: Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (12.2% below list).
• Recommended offer: $95k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#560 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools C-, crime F, amenities 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: 106 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 $747 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 ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,865 (12.2% 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 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $98,755
• List price: $108,000
• Delta: 9.36%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-11,228
• Equity at exit: $16,103

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,824
• Equity at exit: $9,338

Cash invested: $30,240 (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: 106
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $99

Break-even live

Break-even rent $823

Max offer price $108,000

Occupancy floor 85%

Sensitivity live

Price	-10% $160	-5% $130	+0% $99	+5% $69	+10% $38
Rent	-10% $24	-5% $62	+0% $99	+5% $137	+10% $174
Rate	-1.0pp $154	-0.5pp $127	base $99	+0.5pp $71	+1.0pp $43

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $108,000 Active 47 DOM
2. 2026-06-19
   days on market $108,000 Active 45 DOM
3. 2026-06-18
   days on market $108,000 Active 44 DOM
4. 2026-06-17
   days on market $108,000 Active 43 DOM
5. 2026-06-16
   days on market $108,000 Active 42 DOM
6. 2026-06-15
   days on market $108,000 Active 41 DOM
7. 2026-06-14
   days on market $108,000 Active 39 DOM
8. 2026-06-12
   days on market $108,000 Active 38 DOM
9. 2026-06-09
   days on market $108,000 Active 35 DOM
10. 2026-06-08
    days on market $108,000 Active 34 DOM
11. 2026-06-07
    days on market $108,000 Active 33 DOM
12. 2026-06-07
    days on market $108,000 Active 32 DOM
13. 2026-06-04
    days on market $108,000 Active 29 DOM
14. 2026-06-02
    days on market $108,000 Active 28 DOM
15. 2026-06-01
    days on market $108,000 Active 27 DOM
16. 2026-05-31
    days on market $108,000 Active 26 DOM
17. 2026-05-31
    days on market $108,000 Active 25 DOM
18. 2026-05-05
    listed $108,000 Active 661-char remark

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $821 · $68/mo
• Expected delta: +$354/yr (+$30/mo · 75.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,384
• − Mortgage interest: −$6,050
• − Property taxes: −$467
• − Insurance: −$540
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$3,142
• Taxable loss: −$636
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,343/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: 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 — Alturas

• Score: 60/100
• State rank: #560
• US rank: #18493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alturas, CA
• 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 event — show timeline

• 2026-05-05 Listed $108,000 LAORMLS

Property tax history

-3.0%/yr

Latest (2025): $467 · +1.8% YoY. Source: county tax records.