6330 Amherst · Magalia, CA 95954

$79,000

2 bd · 2.0 ba · 780 sqft · Manufactured public records · 133 Days on market

Built 1971 10,019 sqft lot $101/sqft · 15% below area $26/mo HOA · 2% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

GREAT OPPORTUNITY for a fixer upper in a good neighborhood! 2 Bedroom, 2 Bathroom home sitting in a quiet neighborhood and located less than a mile from the Paradise Pines Property Owners Association clubhouse. This home has a living room that flows to a dining room with a built-in hutch, then into the kitchen with a gas stove/oven and lots of storage & counter space, this includes a breakfast bar counter that flows into the separate family room featuring a woodstove, sliding glass door and a full wall of built-in storage cabinets--don't miss the pull out bar counter in the built-in cabinet! There is a master bedroom with a walk-in closet and a private bathroom that features a large soaking tub, dual sinks and plenty of vanity counter space. The guest room also features a walk-in closet and there is a guest bath with a walk-in shower. The large back yard is fully fenced and some temporary typed gate fencing to secure the previous pets to the back yard.

Key facts

• 0.23 acre lot
• 3 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 14.13%
• Cash-on-cash: 28.01%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $171,000
• List price: $79,000
• Delta: -53.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14212 Wycliff	0.50mi	2/1.0	800 (+3%)	2mo	$86,380	$108	66

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $20,101
• Equity at exit: $11,779

10-year hold

• IRR: 30.2%
• Equity multiple: 3.71×
• Total profit: $59,935
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$33
• HOA: −$26
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $516

Break-even live

Break-even rent $697

Max offer price $79,000

Occupancy floor 57%

Sensitivity live

Price	-10% $561	-5% $539	+0% $516	+5% $494	+10% $472
Rent	-10% $410	-5% $463	+0% $516	+5% $570	+10% $623
Rate	-1.0pp $556	-0.5pp $536	base $516	+0.5pp $496	+1.0pp $475

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6494 Providence Ct Magalia, CA	2.0	1.0	950	$1,350	$1.42	22d	1	1.03mi

HOA detail

• Monthly dues: $26 · $312/yr
• Likely covers: gas

Listing history 31 events

1. 2026-06-19
   days on market $79,000 Active 133 DOM
2. 2026-06-18
   days on market $79,000 Active 132 DOM
3. 2026-06-17
   days on market $79,000 Active 131 DOM
4. 2026-06-16
   days on market $79,000 Active 130 DOM
5. 2026-06-15
   days on market $79,000 Active 129 DOM
6. 2026-06-14
   days on market $79,000 Active 127 DOM
7. 2026-06-13
   days on market $79,000 Active 126 DOM
8. 2026-06-10
   days on market $79,000 Active 124 DOM
9. 2026-06-09
   days on market $79,000 Active 123 DOM
10. 2026-06-08
    days on market $79,000 Active 122 DOM
11. 2026-06-07
    days on market $79,000 Active 121 DOM
12. 2026-06-05
    days on market $79,000 Active 118 DOM
13. 2026-06-03
    days on market $79,000 Active 117 DOM
14. 2026-06-02
    days on market $79,000 Active 116 DOM
15. 2026-06-01
    days on market $79,000 Active 115 DOM
16. 2026-05-31
    days on market $79,000 Active 114 DOM
17. 2026-05-30
    days on market $79,000 Active 113 DOM
18. 2026-05-08
    price $79,000 972-char remark

    Show marketing remark (972 chars)

    GREAT OPPORTUNITY for a fixer upper in a good neighborhood! 2 Bedroom, 2 Bathroom home sitting in a quiet neighborhood and located less than a mile from the Paradise Pines Property Owners Association clubhouse. This home has a living room that flows to a dining room with a built-in hutch, then into the kitchen with a gas stove/oven and lots of storage & counter space, this includes a breakfast bar counter that flows into the separate family room featuring a woodstove, sliding glass door and a full wall of built-in storage cabinets--don't miss the pull out bar counter in the built-in cabinet! There is a master bedroom with a walk-in closet and a private bathroom that features a large soaking tub, dual sinks and plenty of vanity counter space. The guest room also features a walk-in closet and there is a guest bath with a walk-in shower. The large back yard is fully fenced and some temporary typed gate fencing to secure the previous pets to the back yard.

19. 2026-02-06
    listed $89,000 Active 972-char remark

    Show marketing remark (972 chars)

    GREAT OPPORTUNITY for a fixer upper in a good neighborhood! 2 Bedroom, 2 Bathroom home sitting in a quiet neighborhood and located less than a mile from the Paradise Pines Property Owners Association clubhouse. This home has a living room that flows to a dining room with a built-in hutch, then into the kitchen with a gas stove/oven and lots of storage & counter space, this includes a breakfast bar counter that flows into the separate family room featuring a woodstove, sliding glass door and a full wall of built-in storage cabinets--don't miss the pull out bar counter in the built-in cabinet! There is a master bedroom with a walk-in closet and a private bathroom that features a large soaking tub, dual sinks and plenty of vanity counter space. The guest room also features a walk-in closet and there is a guest bath with a walk-in shower. The large back yard is fully fenced and some temporary typed gate fencing to secure the previous pets to the back yard.

20. 2021-11-12
    soldstatus $87,500 Closed Sale 806-char remark

    Show marketing remark (806 chars)

    FIXER OPPORTUNITY IN A GREAT LOCATION! This 2-bedroom 2-bath home offers 1,440+/-SqFt of living space on a spacious . 23 Acre parcel. This home is partially under construction and needs repair. The home features a Large living room, kitchen, eating area, large master suite with closet and en-suite bathroom, ample guest bedroom, laundry area, hall bath, and a storage shed. Due to age and condition this property necessitates a cash sale. Located inside the PPPOA (Paradise Pines Property Owners Association) which offers a pool, clubhouse, bar, sport courts, hiking trails and more. Recreational opportunities in the area include lakes, hiking, biking, fishing, ATV and dirt-bike riding, canoeing, kayaking and much more! Take a look at this tremendous property and you may decide to call this one HOME!

21. 2021-11-12
    soldstatus $87,500

    Show marketing remark (806 chars)

    FIXER OPPORTUNITY IN A GREAT LOCATION! This 2-bedroom 2-bath home offers 1,440+/-SqFt of living space on a spacious . 23 Acre parcel. This home is partially under construction and needs repair. The home features a Large living room, kitchen, eating area, large master suite with closet and en-suite bathroom, ample guest bedroom, laundry area, hall bath, and a storage shed. Due to age and condition this property necessitates a cash sale. Located inside the PPPOA (Paradise Pines Property Owners Association) which offers a pool, clubhouse, bar, sport courts, hiking trails and more. Recreational opportunities in the area include lakes, hiking, biking, fishing, ATV and dirt-bike riding, canoeing, kayaking and much more! Take a look at this tremendous property and you may decide to call this one HOME!

22. 2021-10-07
    status Pending Sale 806-char remark

    Show marketing remark (806 chars)

    FIXER OPPORTUNITY IN A GREAT LOCATION! This 2-bedroom 2-bath home offers 1,440+/-SqFt of living space on a spacious . 23 Acre parcel. This home is partially under construction and needs repair. The home features a Large living room, kitchen, eating area, large master suite with closet and en-suite bathroom, ample guest bedroom, laundry area, hall bath, and a storage shed. Due to age and condition this property necessitates a cash sale. Located inside the PPPOA (Paradise Pines Property Owners Association) which offers a pool, clubhouse, bar, sport courts, hiking trails and more. Recreational opportunities in the area include lakes, hiking, biking, fishing, ATV and dirt-bike riding, canoeing, kayaking and much more! Take a look at this tremendous property and you may decide to call this one HOME!

23. 2021-09-08
    listed $95,000 Active 806-char remark

    Show marketing remark (806 chars)

    FIXER OPPORTUNITY IN A GREAT LOCATION! This 2-bedroom 2-bath home offers 1,440+/-SqFt of living space on a spacious . 23 Acre parcel. This home is partially under construction and needs repair. The home features a Large living room, kitchen, eating area, large master suite with closet and en-suite bathroom, ample guest bedroom, laundry area, hall bath, and a storage shed. Due to age and condition this property necessitates a cash sale. Located inside the PPPOA (Paradise Pines Property Owners Association) which offers a pool, clubhouse, bar, sport courts, hiking trails and more. Recreational opportunities in the area include lakes, hiking, biking, fishing, ATV and dirt-bike riding, canoeing, kayaking and much more! Take a look at this tremendous property and you may decide to call this one HOME!

24. 2015-11-03
    soldstatus $50,000 Closed Sale
25. 2015-10-24
    status Pending Sale
26. 2015-10-14
    status Active
27. 2015-10-14
    price $52,900
28. 2015-09-25
    status Pending Sale
29. 2015-09-18
    status Active
30. 2015-09-15
    historical
31. 2015-09-01
    listed $65,000 Active

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 7/10 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 37 unhealthy d/yr today · 42 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$4,425
• − Property taxes: −$925
• − Insurance: −$395
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − HOA: −$312
• − Depreciation: −$2,298
• Taxable income: $5,253
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $4,934/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

+21.5% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $79,000 CRMLS
• 2026-02-06 Listed $89,000 CRMLS
• 2021-11-12 Sold (Public Records) $87,500 Public Records
• 2021-11-12 Sold (MLS) $87,500 CRMLS
• 2021-10-07 Pending — CRMLS
• 2021-09-08 Listed $95,000 CRMLS
• 2015-11-03 Sold (MLS) $50,000 CRMLS
• 2015-10-24 Pending — CRMLS
• 2015-10-14 Relisted — CRMLS
• 2015-10-14 Price Changed $52,900 CRMLS
• 2015-09-25 Pending — CRMLS
• 2015-09-18 Relisted — CRMLS
• 2015-09-15 Listing Removed — CRMLS
• 2015-09-01 Listed $65,000 CRMLS

Property tax history

+11.3%/yr

Latest (2025): $925 · +1.6% YoY. Source: county tax records.