17 Orange St · Susanville, CA 96130

$29,500

2 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 54 Days on market

Built 1935 5,980 sqft lot

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special!! Home had a complete remodel 6 years ago but extensive fire totaled the house at end of remodel. Needs major reconstruction or partial tear down to rebuild the fire areas. Deck in back and some areas of back of the house can be saved.

Key facts

• Complete remodel
• Major reconstruction
• Deck in back

Tags

• COMPLETE REMODEL
• MAJOR RECONSTRUCTION
• DECK IN BACK

Property features AI

Finance

• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 garage spaces; No garage (alley access)
• Utilities: Natural gas connected; Public sewer; Water from district; 220 volts in laundry
• Home design: Detached single-family residence; Residential property; Built in 1935; Faces street entrance
• Construction: Composition roof
• Exterior features: Curb(s)/gutter(s); No room for horses indicated; No private pool or spa

Interior

• Kitchen: Built-in electric range; Dishwasher; Garbage disposal; Kitchen/family combo layout
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room; Kitchen and family room combined; Breakfast nook; One level, single-story layout; Fixer condition
• Laundry & utility: Laundry area with cabinets; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.0% vs local median 3.8% in Susanville — 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 64/100 on livability (#421 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety A-; Watch: schools F, crime F, amenities F.
• Susanville Elementary (town): math 27% / reading 32% proficiency, ranked #350 of 517 in CA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 236 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Lassen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• Lassen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.71% ✓
• Cap rate: 41.05%
• Cash-on-cash: 124.13%
• DSCR: 6.52
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $151,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Sunkist Dr	0.04mi	3/2.0 (+1)	1,426 (+5%)	2mo	$130,000	$91	79
1017 Orchard St	0.36mi	3/2.0 (+1)	1,344 (-1%)	1mo	$65,000	$48	72
17 Upland St	0.09mi	3/1.0 (+1)	1,218 (-10%)	16mo	$136,000	$112	61
130 S S Spring St	0.51mi	2/1.0	1,218 (-10%)	3mo	$185,000	$152	57
135 Park St	0.52mi	2/1.0	1,256 (-7%)	9mo	$130,000	$104	56
449 Pardee Ave	0.17mi	2/2.0	1,180 (-13%)	14mo	$189,000	$160	55
112 S Spring St	0.54mi	3/0.5 (+1)	1,284 (-5%)	6mo	$40,000	$31	54
613 Richmond Rd	0.41mi	3/2.0 (+1)	1,240 (-8%)	6mo	$62,000	$50	53
468 Alexander Ave	0.16mi	3/1.0 (+1)	1,170 (-14%)	15mo	$92,500	$79	52
1765 N North St	0.60mi	3/2.0 (+1)	1,426 (+5%)	5mo	$275,000	$193	50
625 Plum St	0.53mi	2/1.0	1,152 (-15%)	16mo	$225,000	$195	38
909 North St	0.74mi	2/1.0	1,152 (-15%)	12mo	$159,000	$138	31

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: —
• Equity multiple: 7.01×
• Total profit: $49,684
• Equity at exit: $4,399

10-year hold

• IRR: —
• Equity multiple: 14.74×
• Total profit: $113,521
• Equity at exit: $2,551

Cash invested: $8,260 (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 96130

• Active inventory: 236
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $854

Break-even live

Break-even rent $309

Max offer price $29,500

Occupancy floor 34%

Sensitivity live

Price	-10% $871	-5% $863	+0% $854	+5% $846	+10% $838
Rent	-10% $745	-5% $799	+0% $854	+5% $909	+10% $964
Rate	-1.0pp $869	-0.5pp $862	base $854	+0.5pp $847	+1.0pp $839

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Pardee Ave Susanville, CA	2.0	1.0	924	$1,400	$1.52	22d	1	0.15mi
55 S Sacramento St Susanville, CA	2.0	2.0	1500	$1,500	$1.00	22d	1	0.55mi
200 Carroll St Unit 18 Susanville, CA	2.0	1.5	1100	$1,400	$1.27	22d	1	0.57mi
525 Hall St Susanville, CA	2.0	1.0	900	$1,100	$1.22	22d	1	0.82mi

Listing history 2 events

1. 2006-05-25
   soldstatus $132,000
2. 1991-11-19
   soldstatus $58,500

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 30 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,685
• − Mortgage interest: −$1,652
• − Property taxes: −$925
• − Insurance: −$148
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$858
• Taxable income: $10,433
• Est. tax owed @ 24.0%: −$2,504
• After-tax cash flow: $7,749/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: Susanville Elementary
• NCES district ID: 0638550
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $49,068
• Composite: 25.69/100
• National rank: #7387
• State rank: #350 of 517 in CA

Livability — Susanville

• Score: 64/100
• State rank: #421
• US rank: #14210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Susanville, CA
• Population (ZIP): 20,892

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 26% Two or more races 17% Black 9% Native American 2% Pacific Islander 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 1% 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: ▼ -126.12%
• Current HPI: 136.1585
• 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

+125.6% since first listed

2 events — show timeline

• 2006-05-25 Sold (Public Records) $132,000 Public Records
• 1991-11-19 Sold (Public Records) $58,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $925 · -42.4% YoY. Source: county tax records.