610 Elm St · Westwood, CA 96137

$185,000

3 bd · 1.0 ba · 1,012 sqft · MultiFamily public records · 24 Days on market

Built 1945 7,405 sqft lot

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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
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

2 houses on 1 property. Front house is a 3 bedroom, 1 bath home, new hardwood floors, new central propane heater, approximately 1,056 square feet. Back alley assess house is a 2 bedroom, 1 bath home, approximately 640 square feet. Both houses are livable but need TLC, Seller will carry 1st trust deed at 6% interest.

Key facts

• Rental in backyard
• Tin roof
• 7,405 sq ft lot

Tags

• RENTAL IN BACKYARD
• FRONT HOUSE FACING ELM
• TIN ROOF

Property features AI

Exterior

• Parking: 4 open parking spaces
• Home design: Duplex (residential income property)
• Exterior features: Lot dimensions approximately 50' front, 155' right, 47' back, 156' left; Zoned R

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#547 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Westwood Unified (rural): math 30% / reading 35% proficiency, ranked #995 of 1,400 in CA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 240 active listings in the ZIP; 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $72k; list at $185k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.86×
• Total profit: $96,289
• Equity at exit: $66,813

10-year hold

• IRR: 37.3%
• Equity multiple: 5.59×
• Total profit: $237,857
• Equity at exit: $91,689

Cash invested: $51,800 (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 96137

• Home prices YoY: 0.9%
• Active inventory: 240
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,195 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$73 /mo · $870/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $1,404

Break-even live

Break-even rent $1,417

Max offer price $185,000

Occupancy floor 51%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,680
1× unit	2	1	$1,516
Total (2 units)			$3,195

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $185,000 Active 24 DOM
2. 2026-06-18
   days on market $185,000 Active 23 DOM
3. 2026-06-17
   days on market $185,000 Active 22 DOM
4. 2026-06-16
   days on market $185,000 Active 21 DOM
5. 2026-06-15
   days on market $185,000 Active 20 DOM
6. 2026-06-14
   days on market $185,000 Active 18 DOM
7. 2026-06-12
   days on market $185,000 Active 17 DOM
8. 2026-06-09
   days on market $185,000 Active 14 DOM
9. 2026-06-08
   days on market $185,000 Active 13 DOM
10. 2026-06-07
    days on market $185,000 Active 12 DOM
11. 2026-06-04
    days on market $185,000 Active 8 DOM
12. 2026-06-02
    days on market $185,000 Active 7 DOM
13. 2026-06-01
    days on market $185,000 Active 6 DOM
14. 2026-05-31
    days on market $185,000 Active 5 DOM
15. 2026-05-31
    days on market $185,000 Active 4 DOM
16. 2026-05-19
    listed $185,000 Active
17. 2015-09-28
    soldstatus $72,000 317-char remark

    Show marketing remark (317 chars)

    2 houses on 1 property. Front house is a 3 bedroom, 1 bath home, new hardwood floors, new central propane heater, approximately 1,056 square feet. Back alley assess house is a 2 bedroom, 1 bath home, approximately 640 square feet. Both houses are livable but need TLC, Seller will carry 1st trust deed at 6% interest.

18. 2015-09-18
    soldstatus $72,000
19. 2015-08-18
    soldstatus $72,000 286-char remark

    Show marketing remark (286 chars)

    2 houses on 1 property. Front house is a 3 bedroom, 1 bath home, new hardwood floors, new central propane heat, approx 1,056 square feet. Back house is a 2 bedroom, 1 bath home, alley assess, approx 640 square feet. Both houses need TLC. Seller will carry 1st trust deed at 6% interest.

20. 2015-02-19
    listed $64,900 317-char remark

    Show marketing remark (317 chars)

    2 houses on 1 property. Front house is a 3 bedroom, 1 bath home, new hardwood floors, new central propane heater, approximately 1,056 square feet. Back alley assess house is a 2 bedroom, 1 bath home, approximately 640 square feet. Both houses are livable but need TLC, Seller will carry 1st trust deed at 6% interest.

21. 2015-01-06
    listed $64,900 286-char remark

    Show marketing remark (286 chars)

    2 houses on 1 property. Front house is a 3 bedroom, 1 bath home, new hardwood floors, new central propane heat, approx 1,056 square feet. Back house is a 2 bedroom, 1 bath home, alley assess, approx 640 square feet. Both houses need TLC. Seller will carry 1st trust deed at 6% interest.

22. 2013-11-18
    soldstatus $50,000
23. 1996-03-21
    soldstatus $43,000

ⓘ 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: $870 · $73/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$536/yr (+$45/mo · 61.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 24 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,340
• − Mortgage interest: −$10,363
• − Property taxes: −$870
• − Insurance: −$925
• − Repairs & maintenance: −$3,067
• − Management: −$3,067
• − Depreciation: −$5,382
• Taxable income: $14,666
• Est. tax owed @ 24.0%: −$3,520
• After-tax cash flow: $13,332/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: Westwood Unified
• NCES district ID: 0642300
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,831
• Composite: 29.93/100
• National rank: #11664
• State rank: #995 of 1400 in CA

Livability — Westwood

• Score: 61/100
• State rank: #547
• US rank: #18201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, CA
• Population (ZIP): 2,717

Population outlook (Lassen County) Hauer SSP2

• Today (2025): 27,112 people
• By 2030: 26,732 · -1.4%
• By 2040: 25,536 · -5.8%
• By 2050: 23,262 · -14.2%
• By 2075: 18,620 · -31.3%
• By 2100: 14,679 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Lassen

• 2024 margin: Solid R (+54.0) · D 21.8% · R 75.8% · Other 2.4%
• 2008→2024 swing: -19.8pp toward R · 2008: -34.2pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+51.5 2016: R+51.3 2012: R+39.8 2008: R+34.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.38%
• Current HPI: 153.1005
• 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

+330.2% since first listed

8 events — show timeline

• 2026-05-19 Listed $185,000 TCAOR
• 2015-09-28 Sold (MLS) $72,000 PAR
• 2015-09-18 Sold (Public Records) $72,000 Public Records
• 2015-08-18 Sold (MLS) $72,000 LAORMLS
• 2015-02-19 Listed $64,900 PAR
• 2015-01-06 Listed $64,900 LAORMLS
• 2013-11-18 Sold (Public Records) $50,000 Public Records
• 1996-03-21 Sold (Public Records) $43,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $870 · +2.0% YoY. Source: county tax records.