418 Birch Street St · Westwood, CA 96137

$146,000

1 bd · 1.0 ba · 340 sqft · MultiFamily public records · 61 Days on market

Built 1940 7,405 sqft lot $429/sqft · 255% above area Est $196k · 25% under ↓ 37% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located just 11 minutes from beautiful Lake Almanor, this inviting property offers comfort, versatility, and the charm of mountain living. The 3-bedroom, 2-bath main home features a thoughtful layout with two bedrooms conveniently located downstairs, including one bedroom with a private en suite bathroom, while the third bedroom is located upstairs, offering a private retreat ideal for guests, an office, or additional living space. The kitchen is open to a large dining room, creating a spacious and welcoming area perfect for gatherings and entertaining. A center kitchen island adds extra prep space and seating, making the space both functional and inviting. Cozy woodstoves provide warmth and rustic character, perfect for enjoying cool mountain evenings. In addition to the main residence, the property includes a separate 1-bedroom, 1-bath ADU (Accessory Dwelling Unit) with private alley access, offering excellent potential for guest accommodations, extended family living, or rental income. Additional features include a detached one-car garage with an attached carport, providing covered parking and extra storage. With its close proximity to Lake Almanor’s boating, fishing, and year-round outdoor recreation, this property presents a wonderful opportunity for a full-time residence, vacation getaway, or investment property in a desirable mountain community.

Key facts

• Cozy woodstoves
• Separate adu
• Private alley access

Tags

• PRIVATE EN SUITE BATHROOM
• CENTER KITCHEN ISLAND
• COZY WOODSTOVES
• SEPARATE ADU
• PRIVATE ALLEY ACCESS
• DETACHED ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $146k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $146k).
• Recommended offer: $137k (6.0% 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 $3k of equity ($1k loan paydown + $2k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $120k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.62%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (median comp): $195,694
• List price: $146,000
• Delta: -25.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.7%
• Equity multiple: 3.02×
• Total profit: $82,727
• Equity at exit: $52,728

10-year hold

• IRR: 40.3%
• Equity multiple: 5.95×
• Total profit: $202,344
• Equity at exit: $72,360

Cash invested: $40,880 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,714 medium
• Mortgage (P&I): −$766
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $1,214

Break-even live

Break-even rent $1,178

Max offer price $146,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,296	-5% $1,255	+0% $1,214	+5% $1,172	+10% $1,131
Rent	-10% $999	-5% $1,106	+0% $1,214	+5% $1,321	+10% $1,428
Rate	-1.0pp $1,287	-0.5pp $1,251	base $1,214	+0.5pp $1,176	+1.0pp $1,137

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,300
1× unit	1	1	$1,414
Total (2 units)			$2,714

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   status Pending 1380-char remark

   Show marketing remark (1380 chars)

   Located just 11 minutes from beautiful Lake Almanor, this inviting property offers comfort, versatility, and the charm of mountain living. The 3-bedroom, 2-bath main home features a thoughtful layout with two bedrooms conveniently located downstairs, including one bedroom with a private en suite bathroom, while the third bedroom is located upstairs, offering a private retreat ideal for guests, an office, or additional living space. The kitchen is open to a large dining room, creating a spacious and welcoming area perfect for gatherings and entertaining. A center kitchen island adds extra prep space and seating, making the space both functional and inviting. Cozy woodstoves provide warmth and rustic character, perfect for enjoying cool mountain evenings. In addition to the main residence, the property includes a separate 1-bedroom, 1-bath ADU (Accessory Dwelling Unit) with private alley access, offering excellent potential for guest accommodations, extended family living, or rental income. Additional features include a detached one-car garage with an attached carport, providing covered parking and extra storage. With its close proximity to Lake Almanor’s boating, fishing, and year-round outdoor recreation, this property presents a wonderful opportunity for a full-time residence, vacation getaway, or investment property in a desirable mountain community.

2. 2026-03-15
   listed $146,000 Active 1380-char remark

   Show marketing remark (1380 chars)

   Located just 11 minutes from beautiful Lake Almanor, this inviting property offers comfort, versatility, and the charm of mountain living. The 3-bedroom, 2-bath main home features a thoughtful layout with two bedrooms conveniently located downstairs, including one bedroom with a private en suite bathroom, while the third bedroom is located upstairs, offering a private retreat ideal for guests, an office, or additional living space. The kitchen is open to a large dining room, creating a spacious and welcoming area perfect for gatherings and entertaining. A center kitchen island adds extra prep space and seating, making the space both functional and inviting. Cozy woodstoves provide warmth and rustic character, perfect for enjoying cool mountain evenings. In addition to the main residence, the property includes a separate 1-bedroom, 1-bath ADU (Accessory Dwelling Unit) with private alley access, offering excellent potential for guest accommodations, extended family living, or rental income. Additional features include a detached one-car garage with an attached carport, providing covered parking and extra storage. With its close proximity to Lake Almanor’s boating, fishing, and year-round outdoor recreation, this property presents a wonderful opportunity for a full-time residence, vacation getaway, or investment property in a desirable mountain community.

3. 2024-05-29
   status Pending
4. 2024-04-02
   listed $125,000 Active
5. 2023-02-10
   soldstatus $120,000 Closed
6. 2023-02-10
   soldstatus $120,000
7. 2022-12-20
   status Pending
8. 2022-10-17
   listed $139,000 Active
9. 2009-08-07
   listed $144,900
10. 2005-10-12
    soldstatus $232,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 18 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: $32,568
• − Mortgage interest: −$8,178
• − Property taxes: −$1,248
• − Insurance: −$730
• − Repairs & maintenance: −$2,605
• − Management: −$2,605
• − Depreciation: −$4,247
• Taxable income: $12,953
• Est. tax owed @ 24.0%: −$3,109
• After-tax cash flow: $11,454/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

-37.1% since first listed

10 events — show timeline

• 2026-05-15 Pending — PAR
• 2026-03-15 Listed $146,000 PAR
• 2024-05-29 Pending — PAR
• 2024-04-02 Listed $125,000 PAR
• 2023-02-10 Sold (Public Records) $120,000 Public Records
• 2023-02-10 Sold (MLS) $120,000 PAR
• 2022-12-20 Pending — PAR
• 2022-10-17 Listed $139,000 PAR
• 2009-08-07 Listed $144,900 PAR
• 2005-10-12 Sold (Public Records) $232,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,248 · +2.0% YoY. Source: county tax records.