263 Olive St

Maxwell, CA 95955

$180,000D

1 bd · 1.0 ba · 720 sqft · Built 1948 · SingleFamily · Pending · 80 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,220/mo
• Mortgage (P&I): −$944
• Tax + insurance: −$121
• HOA: −$0
• Vac / Maint / Mgmt: −$256
• Net cashflow: $-101/mo
• Annual: $-1,218/yr
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• 1% rule: 0.68%
• Cash to close: $50,400

Investor read

• This is a 1-bed/1.0-bath single-family listed at $180k.
• 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).
• It's been on market 80 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $122k (32.2% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 7 active listings in the ZIP; 57 units permitted in Colusa County in 2024 (31 in 5+ unit buildings).
• Colusa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.