45887 Pittville Rd · McArthur, CA 96056

$179,900

2 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 143 Days on market

Built 1920 0.78 ac lot $94/sqft · 56% below area ↓ 10% since listing

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Charming Remodeled Home on Nearly an Acre in Historic McArthur Welcome to this cute and thoughtfully remodeled 2-bedroom, 1-bath home set on a spacious . 78-acre lot in beautiful McArthur. Rich with local history, this two-story home blends classic charm with modern updates throughout. Inside, you'll find a brand-new kitchen and bathroom, updated electrical and plumbing, some newer windows, and stylish new fixtures and ceiling fans. The cozy woodstove adds warmth and character, making winter nights especially inviting. Outside, the property features a detached garage, a chicken coop, and plenty of room to enjoy country living. With its updates, generous lot size, and desirable location, this property offers excellent potential as a full-time residence or investment opportunity. Don't miss this unique McArthur gem with space, history, and versatility. Just bring your finishing touches to make this house a home!

Key facts

• Updated electrical
• New kitchen
• New bathroom

Tags

• REMODELED HOME
• NEW KITCHEN
• NEW BATHROOM
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-72 ($-868/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (25.8% below list).
• Recommended offer: $133k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#962 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A, schools B, health & safety B; Watch: housing D+, cost of living D, amenities F.
• Fall River Joint Unified (rural): math 28% / reading 35% proficiency, ranked #335 of 517 in CA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• Shasta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,460 (25.8% 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 143 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.74% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $405,898
• List price: $179,900
• Delta: -55.68%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45849 Pittville Rd	0.03mi	3/2.0 (+1)	1,726 (-10%)	18mo	$432,500	$251	58
45517 Pittville Rd	0.68mi	3/2.0 (+1)	1,909 (-1%)	9mo	$385,000	$202	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.69×
• Total profit: $34,975
• Equity at exit: $100,001

10-year hold

• IRR: 12.3%
• Equity multiple: 3.19×
• Total profit: $110,534
• Equity at exit: $171,000

Cash invested: $50,372 (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 96056

• Home prices YoY: 1.9%
• Active inventory: 35
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-72

Break-even live

Break-even rent $1,426

Max offer price $167,119

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,900 Active 143 DOM
2. 2026-06-18
   days on market $179,900 Active 142 DOM
3. 2026-06-17
   days on market $179,900 Active 141 DOM
4. 2026-06-16
   days on market $179,900 Active 140 DOM
5. 2026-06-15
   days on market $179,900 Active 139 DOM
6. 2026-06-14
   days on market $179,900 Active 137 DOM
7. 2026-06-12
   days on market $179,900 Active 136 DOM
8. 2026-06-09
   days on market $179,900 Active 133 DOM
9. 2026-06-08
   days on market $179,900 Active 132 DOM
10. 2026-06-07
    days on market $179,900 Active 131 DOM
11. 2026-06-07
    days on market $179,900 Active 130 DOM
12. 2026-06-04
    days on market $179,900 Active 127 DOM
13. 2026-06-02
    days on market $179,900 Active 126 DOM
14. 2026-06-01
    days on market $179,900 Active 125 DOM
15. 2026-05-31
    days on market $179,900 Active 124 DOM
16. 2026-05-31
    days on market $179,900 Active 123 DOM
17. 2026-04-08
    price $179,900 926-char remark

    Show marketing remark (926 chars)

    Charming Remodeled Home on Nearly an Acre in Historic McArthur Welcome to this cute and thoughtfully remodeled 2-bedroom, 1-bath home set on a spacious . 78-acre lot in beautiful McArthur. Rich with local history, this two-story home blends classic charm with modern updates throughout. Inside, you'll find a brand-new kitchen and bathroom, updated electrical and plumbing, some newer windows, and stylish new fixtures and ceiling fans. The cozy woodstove adds warmth and character, making winter nights especially inviting. Outside, the property features a detached garage, a chicken coop, and plenty of room to enjoy country living. With its updates, generous lot size, and desirable location, this property offers excellent potential as a full-time residence or investment opportunity. Don't miss this unique McArthur gem with space, history, and versatility. Just bring your finishing touches to make this house a home!

18. 2026-01-27
    listed $199,900 Active 926-char remark

    Show marketing remark (926 chars)

    Charming Remodeled Home on Nearly an Acre in Historic McArthur Welcome to this cute and thoughtfully remodeled 2-bedroom, 1-bath home set on a spacious . 78-acre lot in beautiful McArthur. Rich with local history, this two-story home blends classic charm with modern updates throughout. Inside, you'll find a brand-new kitchen and bathroom, updated electrical and plumbing, some newer windows, and stylish new fixtures and ceiling fans. The cozy woodstove adds warmth and character, making winter nights especially inviting. Outside, the property features a detached garage, a chicken coop, and plenty of room to enjoy country living. With its updates, generous lot size, and desirable location, this property offers excellent potential as a full-time residence or investment opportunity. Don't miss this unique McArthur gem with space, history, and versatility. Just bring your finishing touches to make this house a home!

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$68/yr (+$6/mo · 5.2%)

ⓘ 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 5/10 Major 8 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,015
• − Mortgage interest: −$10,077
• − Property taxes: −$1,300
• − Insurance: −$900
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$5,233
• Taxable loss: −$4,057
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $105/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: Fall River Joint Unified
• NCES district ID: 0613470
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $40,991
• Composite: 26.57/100
• National rank: #7186
• State rank: #335 of 517 in CA

Livability — McArthur

• Score: 53/100
• State rank: #962
• US rank: #24501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,535

Population outlook (Shasta County) Hauer SSP2

• Today (2025): 179,231 people
• By 2030: 176,953 · -1.3%
• By 2040: 169,982 · -5.2%
• By 2050: 162,547 · -9.3%
• By 2075: 145,649 · -18.7%
• By 2100: 123,025 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Asian 9% Hispanic / Latino 7% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 6% Lithuanian 2% Iranian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Chinese 4% Other Indo-European 3% Spanish 2%

Political lean MEDSL · Shasta

• 2024 margin: Solid R (+36.5) · D 30.5% · R 67.0% · Other 2.5%
• 2008→2024 swing: -10.7pp toward R · 2008: -25.8pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+33.1 2016: R+37.4 2012: R+30.3 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.82%
• Current HPI: 264.53
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $179,900 SAOR
• 2026-01-27 Listed $199,900 SAOR

Property tax history

+17.9%/yr

Latest (2025): $1,300 · +1.9% YoY. Source: county tax records.