609 3rd St · Loyalton, CA 96118

$160,000

1 bd · 1.0 ba · 764 sqft · Other public records · 16 Days on market

Built 1930 7,405 sqft lot $209/sqft · 17% below area Est $193k · 17% under ↓ 6% since listing

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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 +16.6/30.0
• 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

Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! This is a nice quiet place to live or own as a potential GREAT INCOME PROPERTY. Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. County shows 1 bedroom. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Loyalton is considered a rural area, according to USDA. Check out USDA loans!

Key facts

• Vintage tub
• Big gate
• Freestanding garage

Tags

• CORNER LOT
• VINTAGE TUB
• FREESTANDING GARAGE
• HANDCRAFTED INTERIOR WOOD TRIM
• MONITOR KEROSENE HEATER
• BIG GATE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.8% below list).
• Recommended offer: $140k (12.8% below list) — sets the bar for 1% rule.

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.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,500 (12.8% below list)

Questions for the listing agent

1. Built in 1930 — 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 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: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $193,000
• List price: $160,000
• Delta: -17.10%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $23,545
• Equity at exit: $69,961

10-year hold

• IRR: 11.9%
• Equity multiple: 2.73×
• Total profit: $77,469
• Equity at exit: $106,301

Cash invested: $44,800 (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 96118

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $97

Break-even live

Break-even rent $1,272

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $188	-5% $142	+0% $97	+5% $52	+10% $6
Rent	-10% $-13	-5% $42	+0% $97	+5% $152	+10% $207
Rate	-1.0pp $178	-0.5pp $138	base $97	+0.5pp $55	+1.0pp $13

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: $40,000
• Closing costs: $4,800
• 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	14d	1	0.27mi

Listing history 7 events

1. 2026-05-07
   status Pending 1093-char remark

   Show marketing remark (1093 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! This is a nice quiet place to live or own as a potential GREAT INCOME PROPERTY. Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. County shows 1 bedroom. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Loyalton is considered a rural area, according to USDA. Check out USDA loans!

2. 2026-05-04
   status Pending 994-char remark

   Show marketing remark (1093 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! This is a nice quiet place to live or own as a potential GREAT INCOME PROPERTY. Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. County shows 1 bedroom. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Loyalton is considered a rural area, according to USDA. Check out USDA loans!

3. 2026-05-04
   status Pending 1093-char remark

   Show marketing remark (1093 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! This is a nice quiet place to live or own as a potential GREAT INCOME PROPERTY. Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. County shows 1 bedroom. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Loyalton is considered a rural area, according to USDA. Check out USDA loans!

4. 2026-04-23
   price $160,000 1093-char remark

   Show marketing remark (994 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Check out the USDA loan for rural properties. You might be pleasantly surprised!

5. 2026-04-23
   price $160,000 994-char remark

   Show marketing remark (994 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Check out the USDA loan for rural properties. You might be pleasantly surprised!

6. 2026-04-18
   listed $170,000 Active 1093-char remark

   Show marketing remark (1093 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! This is a nice quiet place to live or own as a potential GREAT INCOME PROPERTY. Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. County shows 1 bedroom. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Loyalton is considered a rural area, according to USDA. Check out USDA loans!

7. 2026-04-03
   listed $170,000 Active 994-char remark

   Show marketing remark (994 chars)

   Nice big Corner Lot! Adorable 1930s home in a well-established neighborhood. Easy to LOVE! Yesterday's PRICING! Cute 1930s home. 2 bedrooms, 1 bath with vintage tub/shower. Big back yard with greenhouse, old-fashioned freestanding garage with a little cellar attachment for cool storage. This home has been loved for 3 generations, now, it is your turn to love it! Beautiful handcrafted interior wood trim. Monitor kerosene heater with thermostat for easy setting to the perfect temperature. Big gate to back yard. Greenhouse, garage, lots of room to park, build a shop or garden paradise. Good Value, yesterday's pricing. Discover the natural beauty and serenity of Sierra Valley. Vast forestlands, streams, wildflowers, star gazing, mountain biking, endless trails, fishing. .. you name it. Find it here on the east side of the Sierra Nevada Mountains. Reno and Truckee are approximately 45 minutes away. Check out the USDA loan for rural properties. You might be pleasantly surprised!

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$23/yr (+$2/mo · 2.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 20 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: −$8,962
• − Property taxes: −$1,193
• − Insurance: −$800
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,655
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $1,535/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

-5.9% since first listed

7 events — show timeline

• 2026-05-07 Pending — TSMLS
• 2026-05-04 Pending — PAR
• 2026-05-04 Pending — TSMLS
• 2026-04-23 Price Changed $160,000 TSMLS
• 2026-04-23 Price Changed $160,000 PAR
• 2026-04-18 Listed $170,000 TSMLS
• 2026-04-03 Listed $170,000 PAR

Property tax history

+5.6%/yr

Latest (2025): $1,193 · +2.2% YoY. Source: county tax records.