15100 Jack Pine Way · Magalia, CA 95954

$130,000

2 bd · 2.0 ba · 1,920 sqft · Manufactured · 348 Days on market

Built 1983 0.28 ac lot $68/sqft · 29% below area Est $182k · 29% under ↓ 33% since listing

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

Key facts

• Expansive floor plan
• Tall trees
• Peaceful setting

Tags

• DETACHED GARAGE
• VINTAGE TOUCHES
• DIAMOND PLEATED VINYL WET BAR
• EXPANSIVE FLOOR PLAN
• PEACEFUL SETTING
• TALL TREES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.0% in Magalia — 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 51/100 on livability (#1,094 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: employment C-, schools F, crime F.
• Market conditions: 211 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 946 units permitted in Butte County in 2024 (254 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Butte County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.23% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $182,264
• List price: $130,000
• Delta: -28.67%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6390 Steiffer Rd	0.61mi	3/2.5 (+1)	2,115 (+10%)	23mo	$469,000	$222	28

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,225
• Equity at exit: $19,383

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $40,525
• Equity at exit: $11,240

Cash invested: $36,400 (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 95954

• Home prices YoY: -30.0%
• Active inventory: 211
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $429

Break-even live

Break-even rent $1,060

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14767 Masterson Way Magalia, CA	3.0	2.0	1440	$1,400	$0.97	13d	1	0.86mi
14745 Del Oro Dr Magalia, CA	2.0	1.0	1300	$1,525	$1.17	13d	1	0.98mi
14745 Del Oro Dr Magalia, CA	3.0	1.0	1300	$1,525	$1.17	21d	1	0.98mi
14648 Lafayette Cir Magalia, CA	3.0	2.0	1721	$2,000	$1.16	13d	1	1.25mi

Listing history 26 events

1. 2026-06-19
   days on market $130,000 Active 348 DOM
2. 2026-06-18
   days on market $130,000 Active 347 DOM
3. 2026-06-17
   days on market $130,000 Active 346 DOM
4. 2026-06-16
   days on market $130,000 Active 345 DOM
5. 2026-06-15
   days on market $130,000 Active 344 DOM
6. 2026-06-14
   days on market $130,000 Active 342 DOM
7. 2026-06-13
   days on market $130,000 Active 341 DOM
8. 2026-06-10
   days on market $130,000 Active 339 DOM
9. 2026-06-09
   days on market $130,000 Active 338 DOM
10. 2026-06-08
    days on market $130,000 Active 337 DOM
11. 2026-06-07
    days on market $130,000 Active 336 DOM
12. 2026-06-05
    days on market $130,000 Active 333 DOM
13. 2026-06-03
    days on market $130,000 Active 332 DOM
14. 2026-06-02
    days on market $130,000 Active 331 DOM
15. 2026-06-01
    days on market $130,000 Active 330 DOM
16. 2026-05-31
    days on market $130,000 Active 329 DOM
17. 2026-05-30
    days on market $130,000 Active 328 DOM
18. 2026-05-08
    price $130,000 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

19. 2026-04-06
    price $140,000 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

20. 2026-03-14
    status Active 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

21. 2026-03-04
    status Pending Sale 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

22. 2026-02-20
    price $150,000 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

23. 2025-11-26
    price $165,000 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

24. 2025-10-17
    price $175,000 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

25. 2025-08-10
    price $185,000 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

26. 2025-06-27
    listed $195,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    PRICE IMPROVED ON THIS Spacious 2-Bedroom Home with Detached Garage in Magalia! This 2-bedroom, 2-bath manufactured home offers over 1,900 square feet of living space and is located in a quiet Magalia neighborhood. Built in 1983, this home features vaulted ceilings, a large open layout, and a detached 2-car garage for added convenience. Inside, you’ll find unique vintage touches including a diamond-pleated vinyl wet bar in the living room—perfect for entertaining or adding a fun retro flair to your living space. The expansive floor plan includes a spacious living area, dining space, and separate family room, providing flexibility for a home office, media room, or hobby area. The garage offers plenty of room for storage or workshop needs, and the property provides a peaceful setting with tall trees and natural surroundings. This property offers a great opportunity for buyers looking to add value with some updates. With solid square footage, a detached garage, and a distinctive layout, this home is full of potential. Schedule your showing today and imagine the possibilities!

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,220 · $102/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 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 38 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,234
• − Mortgage interest: −$7,282
• − Property taxes: −$1,220
• − Insurance: −$650
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,782
• Taxable income: $3,223
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $4,371/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)

No district data.

Livability — Magalia

• Score: 51/100
• State rank: #1094
• US rank: #25434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magalia, CA
• Population (ZIP): 8,488

Population outlook (Butte County) Hauer SSP2

• Today (2025): 237,527 people
• By 2030: 243,804 · +2.6%
• By 2040: 253,899 · +6.9%
• By 2050: 262,561 · +10.5%
• By 2075: 283,709 · +19.4%
• By 2100: 282,689 · +19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 4% Russian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Butte

• 2024 margin: Toss-up / Even · D 46.8% · R 49.9% · Other 3.3%
• 2008→2024 swing: -5.5pp toward R · 2008: 2.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+1.7 2016: R+4.0 2012: R+3.9 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.49%
• Current HPI: 194.8809
• 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

-33.3% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $130,000 CRMLS
• 2026-04-06 Price Changed $140,000 CRMLS
• 2026-03-14 Relisted — CRMLS
• 2026-03-04 Pending — CRMLS
• 2026-02-20 Price Changed $150,000 CRMLS
• 2025-11-26 Price Changed $165,000 CRMLS
• 2025-10-17 Price Changed $175,000 CRMLS
• 2025-08-10 Price Changed $185,000 CRMLS
• 2025-06-27 Listed $195,000 CRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,220 · +1.7% YoY. Source: county tax records.