6652 Ishi · Magalia, CA 95954

$199,000

2 bd · 2.0 ba · 2,312 sqft · Other public records · 37 Days on market

Built 2025 0.51 ac lot

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Why this score? — see what drove the F 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 +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
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible Build Opportunity in Magalia, CA – Nearly 3,000 Sq Ft with Panoramic Sunset & Valley Views! Perched above Paradise at the end of a quiet cul-de-sac in the scenic mountain community of Magalia, this exceptional property offers a rare chance to complete a stunning custom home in one of Northern California’s most adventure-filled locations. Surrounded by natural beauty and endless outdoor recreation, this prime setting captures breathtaking views of the valley, coastal range, with unforgettable sunsets right from your future deck. The thoughtfully designed nearly 3,000 sq ft home is already well underway and ready for its next owner to bring the vision to life. Plans feature a spacious upper level with 2 bedrooms and 2 bathrooms, along with a large lower-level multi-purpose space, 2 additional oversized rooms, another bathroom, and an oversized 600 sq ft garage. Much of the groundwork has already been completed, including: • Approved building permits • Septic system installed • Water connected • Build plans included • Concrete foundation for the basement completed • Concrete stem wall for the upper level and garage perimeter already in place Located in the heart of Northern California recreation, this property is just minutes from walking trails, swimming holes, lakes, rivers, fishing, hunting, off-roading, and endless outdoor exploration. Whether you dream of building a custom mountain retreat, family home, or investment property, the location and preparation already completed make this an outstanding opportunity with tremendous potential. Don’t miss your chance to create something truly special in the growing mountain community of Magalia.

Key facts

• Quiet cul-de-sac
• Valley views
• Water connected

Tags

• PANORAMIC SUNSET VIEWS
• VALLEY VIEWS
• QUIET CUL-DE-SAC
• APPROVED BUILDING PERMITS
• SEPTIC SYSTEM INSTALLED
• WATER CONNECTED

Property features AI

Finance

• Other: Single-family property with no ADU; No common walls (detached); Total of 1 unit; Living area source: assessor's data
• HOA & community: Community offers watersports, hiking, fishing, mountainous/foothills terrain, and hunting

Exterior

• Parking: Attached garage; Two garage spaces (total parking 2)
• Utilities: Public/District water; Septic tank sewer
• Home design: House; Two stories; Entry at level 1
• Construction: Under construction; Year built reported by seller
• Exterior features: Irregular-shaped lot; No pool; No fencing listed

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Interior features: Two levels; Entry on main level; Under construction; Has view; See remarks for room details
• Laundry & utility: No laundry hookups/features listed

🏗️ New construction. The $199,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $490,550.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (17.8% below list).
• Recommended offer: $164k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 4.0% in Magalia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,576 (17.8% 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 37 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.33% ✗
• Cap rate: 1.16%
• Cash-on-cash: -18.33%
• DSCR: 0.18
• GRM: 25.0

CMA / ARV

• ARV (median comp): $490,550
• List price: $199,000
• Delta: -59.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -53.3%
• Equity multiple: -0.55×
• Total profit: $-213,077
• Equity at exit: $73,143

10-year hold

• IRR: —
• Equity multiple: -1.60×
• Total profit: $-357,491
• Equity at exit: $42,414

Cash invested: $137,354 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$2,572
• Tax est. 1.5%: −$613 /mo · $7,358/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-2,098

Break-even live

Break-even rent $4,291

Max offer price $221,303

Occupancy floor —

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: $122,638
• Closing costs: $14,717
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $199,000 Active 37 DOM
2. 2026-06-18
   days on market $199,000 Active 36 DOM
3. 2026-06-17
   days on market $199,000 Active 35 DOM
4. 2026-06-16
   days on market $199,000 Active 34 DOM
5. 2026-06-15
   days on market $199,000 Active 33 DOM
6. 2026-06-14
   days on market $199,000 Active 31 DOM
7. 2026-06-13
   days on market $199,000 Active 30 DOM
8. 2026-06-10
   days on market $199,000 Active 28 DOM
9. 2026-06-09
   days on market $199,000 Active 27 DOM
10. 2026-06-08
    days on market $199,000 Active 26 DOM
11. 2026-06-07
    days on market $199,000 Active 25 DOM
12. 2026-06-05
    days on market $199,000 Active 22 DOM
13. 2026-06-03
    days on market $199,000 Active 21 DOM
14. 2026-06-02
    days on market $199,000 Active 20 DOM
15. 2026-06-01
    days on market $199,000 Active 19 DOM
16. 2026-05-31
    days on market $199,000 Active 18 DOM
17. 2026-05-30
    days on market $199,000 Active 17 DOM
18. 2026-05-13
    listed $199,000 Active 1731-char remark
19. 2026-05-12
    listed $199,000 Active 1735-char remark

    Show marketing remark (1735 chars)

    Incredible Build Opportunity in Magalia, CA – Nearly 3,000 Sq Ft with Panoramic Sunset & Valley Views! Perched above Paradise at the end of a quiet cul-de-sac in the scenic mountain community of Magalia, this exceptional property offers a rare chance to complete a stunning custom home in one of Northern California’s most adventure-filled locations. Surrounded by natural beauty and endless outdoor recreation, this prime setting captures breathtaking views of the valley, coastal range, with unforgettable sunsets right from your future deck. The thoughtfully designed nearly 3,000 sq ft home is already well underway and ready for its next owner to bring the vision to life. Plans feature a spacious upper level with 2 bedrooms and 2 bathrooms, along with a large lower-level multi-purpose space, 2 additional oversized rooms, another bathroom, and an oversized 600 sq ft garage. Much of the groundwork has already been completed, including: • Approved building permits • Septic system installed • Water connected • Build plans included • Concrete foundation for the basement completed • Concrete stem wall for the upper level and garage perimeter already in place Located in the heart of Northern California recreation, this property is just minutes from walking trails, swimming holes, lakes, rivers, fishing, hunting, off-roading, and endless outdoor exploration. Whether you dream of building a custom mountain retreat, family home, or investment property, the location and preparation already completed make this an outstanding opportunity with tremendous potential. Don’t miss your chance to create something truly special in the growing mountain community of Magalia.

20. 2026-02-15
    historical
21. 2025-12-16
    price $189,000
22. 2025-10-10
    price $199,000
23. 2025-07-18
    listed $225,000 Active
24. 1998-10-02
    soldstatus $140,000
25. 1985-08-12
    soldstatus $18,000

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$1,038/yr (+$87/mo · 219.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 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: $19,629
• − Mortgage interest: −$27,478
• − Property taxes: −$7,358
• − Insurance: −$2,453
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$14,271
• Taxable loss: −$35,072
• Est. tax savings @ 24.0%: +$8,417
• After-tax cash flow: $-16,757/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

+1005.6% since first listed

8 events — show timeline

• 2026-05-13 Listed $199,000 CRMLS
• 2026-05-12 Listed $199,000 CRMLS
• 2026-02-15 Listing Removed — CRMLS
• 2025-12-16 Price Changed $189,000 CRMLS
• 2025-10-10 Price Changed $199,000 CRMLS
• 2025-07-18 Listed $225,000 CRMLS
• 1998-10-02 Sold (Public Records) $140,000 Public Records
• 1985-08-12 Sold (Public Records) $18,000 Public Records

Property tax history

-9.4%/yr

Latest (2025): $474 · +1.6% YoY. Source: county tax records.