263 Olive St · Maxwell, CA 95955

$180,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 80 Days on market

Built 1948 6,534 sqft lot $250/sqft · 10% below area Est $200k · 10% 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 +12.0/15.0
• Cash flow +10.2/30.0
• Appreciation +3.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

So cute! 1 bedroom, 1 bath home featuring off-street parking. Sunroom, * NEW * dual pane windows, FRESH paint INSIDE & OUT, and all * NEW * flooring. Cozy layout with plenty of natural light and a functional floor plan. This is a great opportunity for a first-time buyer or investor.

Key facts

• Natural light
• Off-street parking
• 6,534 sq ft lot

Tags

• OFF-STREET PARKING
• NATURAL LIGHT
• FUNCTIONAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (32.2% below list).
• Recommended offer: $122k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#506 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Maxwell Unified (rural): math 35% / reading 35% proficiency, ranked #889 of 1,400 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maxwell Elementary (143 students, 63% FRL); Maxwell Middle (83 students, 57% FRL); Maxwell Sr High (114 students, 66% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 57 units permitted in Colusa County in 2024 (31 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colusa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,003 (32.2% 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 80 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (median comp): $200,068
• List price: $180,000
• Delta: -10.03%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 W Cedar St	0.24mi	2/2.0 (+1)	630 (-12%)	4mo	$195,000	$310	56
40 Cosner Ave	0.36mi	2/1.0 (+1)	788 (+9%)	11mo	$250,000	$317	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.42×
• Total profit: $-29,244
• Equity at exit: $33,729

10-year hold

• IRR: -7.6%
• Equity multiple: 0.44×
• Total profit: $-28,426
• Equity at exit: $27,661

Cash invested: $50,400 (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 95955

• Home prices YoY: -1.4%
• Active inventory: 7
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-101

Break-even live

Break-even rent $1,348

Max offer price $162,075

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-51	+0% $-101	+5% $-152	+10% $-203
Rent	-10% $-198	-5% $-150	+0% $-101	+5% $-53	+10% $-5
Rate	-1.0pp $-11	-0.5pp $-56	base $-101	+0.5pp $-148	+1.0pp $-196

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $556 · $46/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$812/yr (+$68/mo · 145.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 32 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,640
• − Mortgage interest: −$10,083
• − Property taxes: −$556
• − Insurance: −$900
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$5,236
• Taxable loss: −$4,477
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $-143/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: Maxwell Unified
• NCES district ID: 0624150
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $48,540
• Composite: 32.84/100
• National rank: #10733
• State rank: #889 of 1400 in CA

Livability — Maxwell

• Score: 62/100
• State rank: #506
• US rank: #17120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maxwell, CA
• Population (ZIP): 1,311

Population outlook (Colusa County) Hauer SSP2

• Today (2025): 21,153 people
• By 2030: 20,974 · -0.8%
• By 2040: 20,559 · -2.8%
• By 2050: 19,830 · -6.3%
• By 2075: 17,194 · -18.7%
• By 2100: 13,264 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 34% White 31%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Russian 10% Italian 3% Lithuanian 2%
• Foreign-born: 28% · Canada
• Languages at home: 42% English-only · Spanish 56% Other Indo-European 1%

Political lean MEDSL · Colusa

• 2024 margin: Strong R (+28.2) · D 34.6% · R 62.9% · Other 2.5%
• 2008→2024 swing: -10.1pp toward R · 2008: -18.1pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+16.6 2016: R+13.5 2012: R+21.7 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.15%
• Current HPI: 148.1914
• 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

Property tax history

+0.7%/yr

Latest (2025): $556 · +2.3% YoY. Source: county tax records.