213 Willow St · Loyalton, CA 96118

$159,700

2 bd · 1.0 ba · 810 sqft · Other public records · 254 Days on market

Built 1920 10,454 sqft lot $197/sqft · 16% below area Est $196k · 19% under

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Why this score? — see what drove the C 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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

Key facts

• Recent upgrades
• Wood stove
• Downtown loyalton

Tags

• RECENT UPGRADES
• WOOD STOVE
• DOWNTOWN LOYALTON

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.6% below list).
• Recommended offer: $103k (35.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#315 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Sierra-Plumas Joint Unified (rural): math 36% / reading 44% proficiency, ranked #735 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Sierra County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.8% local appreciation)).
• Sierra County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $160k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,592 (35.8% 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 254 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $196,408
• List price: $159,700
• Delta: -18.69%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,992
• Equity at exit: $69,829

10-year hold

• IRR: 3.1%
• Equity multiple: 1.47×
• Total profit: $20,860
• Equity at exit: $106,102

Cash invested: $44,716 (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 96118

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$837
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-323

Break-even live

Break-even rent $1,804

Max offer price $102,592

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: $39,925
• Closing costs: $4,791
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 First St Loyalton, CA	2.0	1.0	988	$1,395	$1.41	13d	1	0.34mi

Listing history 44 events

1. 2026-06-18
   days on market $159,700 Active 254 DOM
2. 2026-06-17
   days on market $159,700 Active 253 DOM
3. 2026-06-16
   days on market $159,700 Active 252 DOM
4. 2026-06-15
   days on market $159,700 Active 251 DOM
5. 2026-06-14
   days on market $159,700 Active 249 DOM
6. 2026-06-13
   days on market $159,700 Active 248 DOM
7. 2026-06-10
   days on market $159,700 Active 246 DOM
8. 2026-06-09
   days on market $159,700 Active 245 DOM
9. 2026-06-08
   days on market $159,700 Active 244 DOM
10. 2026-06-07
    days on market $159,700 Active 243 DOM
11. 2026-06-05
    days on market $159,700 Active 240 DOM
12. 2026-06-03
    days on market $159,700 Active 239 DOM
13. 2026-06-02
    days on market $159,700 Active 238 DOM
14. 2026-06-01
    days on market $159,700 Active 237 DOM
15. 2026-05-31
    days on market $159,700 Active 236 DOM
16. 2026-05-30
    days on market $159,700 Active 235 DOM
17. 2026-04-18
    price $159,700 485-char remark

    Show marketing remark (485 chars)

    Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

18. 2026-04-13
    price $159,700 386-char remark

    Show marketing remark (386 chars)

    Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Cute and renovated. Call LA for lockbox code.

19. 2026-01-23
    price $169,700 485-char remark

    Show marketing remark (485 chars)

    Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

20. 2026-01-09
    price $169,000 485-char remark

    Show marketing remark (485 chars)

    Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

21. 2026-01-08
    price $169,700 386-char remark

    Show marketing remark (386 chars)

    Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Cute and renovated. Call LA for lockbox code.

22. 2025-10-07
    status Active 386-char remark

    Show marketing remark (485 chars)

    Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

23. 2025-10-07
    price $175,000 386-char remark

    Show marketing remark (485 chars)

    Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

24. 2025-10-07
    listed $175,000 Active 485-char remark

    Show marketing remark (485 chars)

    Cute older home located near downtown Loyalton. Recent upgrades to flooring, kitchen and bathroom. Cute and renovated. Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Call LA for lockbox code.

25. 2025-09-02
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Cute and renovated. Call LA for lockbox code.

26. 2025-07-09
    price $179,000 386-char remark

    Show marketing remark (386 chars)

    Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Cute and renovated. Call LA for lockbox code.

27. 2025-06-13
    listed $197,000 Active 386-char remark

    Show marketing remark (386 chars)

    Great starter home just outside downtown Loyalton. Easy walk to market, post office, library and Easter Plumas Clinic. Property may not qualify for conventional financing. Property backs to Smithneck Creek and the soothing sounds from the creek. Flood insurance may be required. Woodstove in place. Secondary heating system to be installed. Cute and renovated. Call LA for lockbox code.

28. 2025-06-12
    listed $197,000
29. 2023-12-04
    soldstatus $42,500 Sold
30. 2023-12-04
    soldstatus $42,500 Sold
31. 2023-11-16
    historical Contingent
32. 2023-11-16
    historical Active Pending
33. 2023-11-02
    price $74,900
34. 2023-10-28
    price $74,900
35. 2023-10-19
    price $84,900
36. 2023-10-18
    price $84,900
37. 2023-09-28
    price $99,000
38. 2023-09-27
    price $99,000
39. 2023-09-21
    price $110,000
40. 2023-09-20
    price $110,000
41. 2023-09-06
    price $129,900
42. 2023-09-05
    price $129,900
43. 2023-08-18
    listed $145,500 Active
44. 2023-08-17
    listed $145,500 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: $1,137 · $95/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$77/yr (+$6/mo · 6.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$8,946
• − Property taxes: −$1,137
• − Insurance: −$5,917
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,646
• Taxable loss: −$6,584
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $-2,299/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: Sierra-Plumas Joint Unified
• NCES district ID: 0636780
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $46,060
• Composite: 36.53/100
• National rank: #9297
• State rank: #735 of 1400 in CA

Livability — Loyalton

• Score: 67/100
• State rank: #315
• US rank: #10566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loyalton, CA
• Population (ZIP): 1,492

Population outlook (Sierra County) Hauer SSP2

• Today (2025): 2,515 people
• By 2030: 2,279 · -9.4%
• By 2040: 1,868 · -25.7%
• By 2050: 1,636 · -35.0%
• By 2075: 1,478 · -41.2%
• By 2100: 1,451 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Native American 2% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Romanian 2% Serbian 1%
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Sierra

• 2024 margin: Strong R (+24.2) · D 36.5% · R 60.8% · Other 2.7%
• 2008→2024 swing: -3.4pp toward R · 2008: -20.8pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+21.4 2016: R+24.8 2012: R+22.7 2008: R+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.78%
• Current HPI: 242.0784
• 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

+9.8% since first listed

28 events — show timeline

• 2026-04-18 Price Changed $159,700 TSMLS
• 2026-04-13 Price Changed $159,700 PAR
• 2026-01-23 Price Changed $169,700 TSMLS
• 2026-01-09 Price Changed $169,000 TSMLS
• 2026-01-08 Price Changed $169,700 PAR
• 2025-10-07 Relisted — PAR
• 2025-10-07 Price Changed $175,000 PAR
• 2025-10-07 Listed $175,000 TSMLS
• 2025-09-02 Pending — PAR
• 2025-07-09 Price Changed $179,000 PAR
• 2025-06-13 Listed $197,000 PAR
• 2025-06-12 Listed $197,000 PAR
• 2023-12-04 Sold (MLS) $42,500 STARMLS
• 2023-12-04 Sold (MLS) $42,500 TSMLS
• 2023-11-16 Contingent — TSMLS
• 2023-11-16 Contingent — STARMLS
• 2023-11-02 Price Changed $74,900 STARMLS
• 2023-10-28 Price Changed $74,900 TSMLS
• 2023-10-19 Price Changed $84,900 TSMLS
• 2023-10-18 Price Changed $84,900 STARMLS
• 2023-09-28 Price Changed $99,000 TSMLS
• 2023-09-27 Price Changed $99,000 STARMLS
• 2023-09-21 Price Changed $110,000 TSMLS
• 2023-09-20 Price Changed $110,000 STARMLS
• 2023-09-06 Price Changed $129,900 TSMLS
• 2023-09-05 Price Changed $129,900 STARMLS
• 2023-08-18 Listed $145,500 STARMLS
• 2023-08-17 Listed $145,500 TSMLS

Property tax history

+9.5%/yr

Latest (2025): $1,137 · -58.3% YoY. Source: county tax records.