601 W 4th St · Alturas, CA 96101

$110,000

3 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 24 Days on market

Built 1930

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is also listed as 315 N West C St Alturas CA 96101. There was substantial clean up and remodeling. This is an Apartment and was originally listed as commercial property. There is new electric complete throughout the building. New roof and ceiling. New insulation. New OSB walls throughout the building. New kitchen and bathroom floors. New toilets. New windows in kitchen, living room, and bed rooms. About 75% remodeled. No taxes owed. 100% owned by owner. Cash payment preferred. Will take best offer.

Key facts

• New kitchen floors
• New ceiling
• New electric

Tags

• NEW ELECTRIC
• NEW ROOF
• NEW CEILING
• NEW INSULATION
• NEW OSB WALLS
• NEW KITCHEN FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#560 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools C-, crime F, amenities F.
• Modoc Joint Unified (town): math 21% / reading 31% proficiency, ranked #404 of 517 in CA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 105 active listings in the ZIP; 6 units permitted in Modoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Modoc County population projected at -41% 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $108,350 (1.5% 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. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,062
• Equity at exit: $16,401

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $31,593
• Equity at exit: $9,511

Cash invested: $30,800 (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 96101

• Active inventory: 105
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $344

Break-even live

Break-even rent $829

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 24 DOM
2. 2026-06-18
   days on market $110,000 Active 23 DOM
3. 2026-06-17
   days on market $110,000 Active 22 DOM
4. 2026-06-16
   days on market $110,000 Active 21 DOM
5. 2026-06-15
   days on market $110,000 Active 20 DOM
6. 2026-06-14
   days on market $110,000 Active 18 DOM
7. 2026-06-12
   days on market $110,000 Active 17 DOM
8. 2026-06-09
   days on market $110,000 Active 14 DOM
9. 2026-06-08
   days on market $110,000 Active 13 DOM
10. 2026-06-07
    days on market $110,000 Active 12 DOM
11. 2026-06-07
    days on market $110,000 Active 11 DOM
12. 2026-06-04
    days on market $110,000 Active 8 DOM
13. 2026-06-02
    days on market $110,000 Active 7 DOM
14. 2026-06-01
    days on market $110,000 Active 6 DOM
15. 2026-05-31
    days on market $110,000 Active 5 DOM
16. 2026-05-31
    days on market $110,000 Active 4 DOM
17. 2026-05-26
    listed $110,000 Active 517-char remark

    Show marketing remark (517 chars)

    This property is also listed as 315 N West C St Alturas CA 96101. There was substantial clean up and remodeling. This is an Apartment and was originally listed as commercial property. There is new electric complete throughout the building. New roof and ceiling. New insulation. New OSB walls throughout the building. New kitchen and bathroom floors. New toilets. New windows in kitchen, living room, and bed rooms. About 75% remodeled. No taxes owed. 100% owned by owner. Cash payment preferred. Will take best offer.

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$451/yr (+$38/mo · 117.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 22 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,177
• − Mortgage interest: −$6,162
• − Property taxes: −$385
• − Insurance: −$550
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,200
• Taxable income: $2,452
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $3,544/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: Modoc Joint Unified
• NCES district ID: 0625190
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $38,547
• Composite: 21.76/100
• National rank: #8256
• State rank: #404 of 517 in CA

Livability — Alturas

• Score: 60/100
• State rank: #560
• US rank: #18493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alturas, CA
• Population (ZIP): 4,868

Population outlook (Modoc County) Hauer SSP2

• Today (2025): 7,532 people
• By 2030: 6,821 · -9.4%
• By 2040: 5,524 · -26.7%
• By 2050: 4,444 · -41.0%
• By 2075: 2,695 · -64.2%
• By 2100: 1,635 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Iranian 3% Slovak 3%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Modoc

• 2024 margin: Solid R (+46.7) · D 25.1% · R 71.8% · Other 3.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -37.7pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+45.2 2016: R+48.1 2012: R+41.8 2008: R+37.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.18%
• Current HPI: 142.623
• 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

1 event — show timeline

• 2026-05-26 Listed $110,000 FSBO.com

Property tax history

-3.6%/yr

Latest (2025): $385 · +0.6% YoY. Source: county tax records.