107 Alpine Ct · Trinity Center, CA 96091

$92,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 143 Days on market

Built 1980 ↓ 7% 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +4.8/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

This Manufactured home that consists of 2 bedrooms , 2 full bathrooms, 1,152 sf of living space, nice open living room, family room, formal dining area, kitchen with plenty of storage, master bedroom & bath with garden tub and separate shower, a guest bed room and guest bathroom, a large front deck with filtered views of Trinity Lake. A very private location with many possibilities for improvements to create some built in equity. There has been some damage to the home from a tree on the roof, seller is in the process of having it removed. This is an 'AS IS' sale, buyer shall perform all inspections to their satisfaction. More pictures to come of the inside once some clean up has been done.

Key facts

• Built 1980
• Listed 143 days

Tags

• CLOSE TO TRINITY LAKE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured home (residential); Sits in R-1 (One-Family Residence) zoning
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Window coverings; Has a view
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 44/100 on livability (#1,324 in CA) — a working-class tenant base; expect higher turnover. Watch: crime F, amenities F, commute F.
• Trinity Center Elementary (rural): math 25% / reading 75% proficiency, ranked #159 of 517 in CA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Trinity Center Elementary (math 24% / reading 75%, 13 students, 77% FRL) — zoned schools average 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 21 units permitted in Trinity County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $221 of equity ($636 loan paydown + $-415 appreciation (-0.5% local appreciation)).
• Trinity County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 D-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: 1.24% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.59×
• Total profit: $15,224
• Equity at exit: $24,659

10-year hold

• IRR: 17.9%
• Equity multiple: 2.89×
• Total profit: $48,718
• Equity at exit: $28,048

Cash invested: $25,760 (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 96091

• Home prices YoY: -0.4%
• Active inventory: 37
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $312

Break-even live

Break-even rent $749

Max offer price $92,000

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-15
   status Pending
2. 2026-04-22
   price $92,000
3. 2025-12-30
   status Active
4. 2025-12-30
   price $95,000
5. 2025-11-10
   listed $99,000 Active
6. 2020-08-07
   soldstatus $71,000 704-char remark

   Show marketing remark (406 chars)

   This Manufactured home that consists of 2 bedrooms , 2 full bathrooms, 1,152 sf of living space, nice open living room, family room, formal dining area, kitchen with plenty of storage, master bedroom & bath with garden tub and separate shower, a guest bed room and guest bathroom, a large front deck with filtered views of Trinity Lake. A very private location with many possibilities for improvement

7. 2020-08-07
   soldstatus $71,000 406-char remark

   Show marketing remark (406 chars)

   This Manufactured home that consists of 2 bedrooms , 2 full bathrooms, 1,152 sf of living space, nice open living room, family room, formal dining area, kitchen with plenty of storage, master bedroom & bath with garden tub and separate shower, a guest bed room and guest bathroom, a large front deck with filtered views of Trinity Lake. A very private location with many possibilities for improvement

8. 2020-08-07
   soldstatus $71,000

   Show marketing remark (406 chars)

   This Manufactured home that consists of 2 bedrooms , 2 full bathrooms, 1,152 sf of living space, nice open living room, family room, formal dining area, kitchen with plenty of storage, master bedroom & bath with garden tub and separate shower, a guest bed room and guest bathroom, a large front deck with filtered views of Trinity Lake. A very private location with many possibilities for improvement

9. 2020-04-20
   listed $99,000
10. 2020-03-31
    listed $99,000 406-char remark

    Show marketing remark (406 chars)

    This Manufactured home that consists of 2 bedrooms , 2 full bathrooms, 1,152 sf of living space, nice open living room, family room, formal dining area, kitchen with plenty of storage, master bedroom & bath with garden tub and separate shower, a guest bed room and guest bathroom, a large front deck with filtered views of Trinity Lake. A very private location with many possibilities for improvement

11. 2020-03-05
    listed $99,000 704-char remark

    Show marketing remark (704 chars)

    This Manufactured home that consists of 2 bedrooms , 2 full bathrooms, 1,152 sf of living space, nice open living room, family room, formal dining area, kitchen with plenty of storage, master bedroom & bath with garden tub and separate shower, a guest bed room and guest bathroom, a large front deck with filtered views of Trinity Lake. A very private location with many possibilities for improvements to create some built in equity. There has been some damage to the home from a tree on the roof, seller is in the process of having it removed. This is an 'AS IS' sale, buyer shall perform all inspections to their satisfaction. More pictures to come of the inside once some clean up has been done.

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 42 unhealthy d/yr today · 44 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,722
• − Mortgage interest: −$5,153
• − Property taxes: −$849
• − Insurance: −$460
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,676
• Taxable income: $2,387
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,168/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: Trinity Center Elementary
• NCES district ID: 0639750
• Math proficiency: 25% ▲ 25.00%
• Reading proficiency: 75% ▲ 75.00%
• Median HH income: $35,474
• Composite: 41.19/100
• National rank: #3545
• State rank: #159 of 517 in CA

Livability — Trinity Center

• Score: 44/100
• State rank: #1324
• US rank: #26715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 761

Population outlook (Trinity County) Hauer SSP2

• Today (2025): 11,337 people
• By 2030: 10,349 · -8.7%
• By 2040: 8,518 · -24.9%
• By 2050: 7,084 · -37.5%
• By 2075: 4,693 · -58.6%
• By 2100: 2,894 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Pacific Islander 4% Native American 2%
• Common ancestry: Italian 5% Portuguese 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Trinity

• 2024 margin: Lean R (+9.4) · D 43.4% · R 52.8% · Other 3.8%
• 2008→2024 swing: -14.0pp toward R · 2008: 4.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+5.4 2016: R+11.3 2012: R+1.1 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.45%
• Current HPI: 121.6124
• 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

-7.1% since first listed

11 events — show timeline

• 2026-05-15 Pending — Trinity AOR
• 2026-04-22 Price Changed $92,000 Trinity AOR
• 2025-12-30 Relisted — Trinity AOR
• 2025-12-30 Price Changed $95,000 Trinity AOR
• 2025-11-10 Listed $99,000 Trinity AOR
• 2020-08-07 Sold (MLS) $71,000 HAR
• 2020-08-07 Sold (MLS) $71,000 SAOR
• 2020-08-07 Sold (MLS) $71,000 Trinity AOR
• 2020-04-20 Listed $99,000 HAR
• 2020-03-31 Listed $99,000 SAOR
• 2020-03-05 Listed $99,000 Trinity AOR

Property tax history

+14.2%/yr

Latest (2025): $849 · +1.4% YoY. Source: county tax records.