9 Feather River Homesites Dr · Warner Valley, CA 96020

$97,258

2 bd · 1.0 ba · 1,188 sqft · SingleFamily · 35 Days on market

Built 1940 Fair condition 0.53 ac lot ↓ 7% since listing

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Why this score? — see what drove the B- 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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.5/5.0

Listing remarks MLS

This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

Key facts

• Wood heat
• Old-fashioned stove
• Riverfront living

Tags

• RIVERFRONT LIVING
• RUSTIC CHARACTER
• OLD-FASHIONED STOVE
• WOOD HEAT
• PROPANE HOT WATER HEATER
• 300-GALLON WATER HOLDING TANK

Property features AI

Exterior

• Parking: Unpaved parking; RV access/parking; Additional RV/boat parking
• Utilities: Propane
• Home design: Single-family residence; Two-story home; Residential property
• Construction: Frame construction with wood siding; Metal roof; Other foundation
• Exterior features: Storm door(s); River frontage; Wooded lot; Level and sloped terrain; Has view

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; No central cooling
• Interior features: Storm windows; Other interior features; Wood burning stove / fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 29/100 on livability (#1,470 in CA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: amenities F, commute F, employment F.
• Plumas Unified (rural): math 21% / reading 44% proficiency, ranked #306 of 517 in CA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 39 units permitted in Plumas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($672 loan paydown + $10k appreciation (10.0% local appreciation)).
• Plumas County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 19 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 $72k; 34% 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $69,463
• Equity at exit: $87,618

10-year hold

• IRR: 28.2%
• Equity multiple: 8.04×
• Total profit: $191,636
• Equity at exit: $188,951

Cash invested: $27,232 (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 96020

• Home prices YoY: 12.8%
• Active inventory: 74
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$510
• Tax est. 1.5%: −$122 /mo · $1,459/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $259

Break-even live

Break-even rent $851

Max offer price $97,258

Occupancy floor 73%

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: $24,314
• Closing costs: $2,918
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $97,258 Active 35 DOM
2. 2026-06-18
   days on market $97,258 Active 34 DOM
3. 2026-06-17
   days on market $97,258 Active 33 DOM
4. 2026-06-16
   days on market $97,258 Active 32 DOM
5. 2026-06-15
   days on market $97,258 Active 31 DOM
6. 2026-06-14
   days on market $97,258 Active 29 DOM
7. 2026-06-13
   days on market $97,258 Active 28 DOM
8. 2026-06-10
   days on market $97,258 Active 26 DOM
9. 2026-06-09
   days on market $97,258 Active 25 DOM
10. 2026-06-08
    days on market $97,258 Active 24 DOM
11. 2026-06-07
    days on market $97,258 Active 23 DOM
12. 2026-06-05
    days on market $97,258 Active 20 DOM
13. 2026-06-03
    days on market $97,258 Active 19 DOM
14. 2026-06-02
    days on market $97,258 Active 18 DOM
15. 2026-06-01
    days on market $97,258 Active 17 DOM
16. 2026-05-31
    days on market $97,258 Active 16 DOM
17. 2026-05-30
    days on market $97,258 Active 15 DOM
18. 2026-05-11
    listed $97,258 Active 913-char remark
19. 2025-12-02
    soldstatus $72,500 Closed 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

20. 2025-12-01
    historical 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

21. 2025-11-21
    historical Active Under Contract 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

22. 2025-11-04
    status Active 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

23. 2025-09-27
    status Pending 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

24. 2025-05-21
    status Active 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

25. 2025-05-21
    price $75,000 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

26. 2024-07-19
    listed $85,000 Active 647-char remark

    Show marketing remark (647 chars)

    This is the cabin you have been waiting for! The only home on the market here at the FEATHER RIVER HOMESITES. Roomy main floor with kitchen, living room, bath and utility room. Hookups for washer and dryer. Lot sleeps anywhere from one to four people. HUGE BONUS on this property is that it has it's own WELL. This home has a metal roof, good size deck and the seasonal creek out back runs early in the season. Do you love water?! One of the greatest Feather River swimming holes in the area is just a woodsy stroll away from the front door. Perfect for any outdoor enthusiast, don't let this cabin pass you by. This property is on a USFS lease.

27. 2019-11-14
    soldstatus $45,000
28. 2019-10-01
    soldstatus $80,000
29. 2019-09-20
    soldstatus $48,000
30. 2019-09-17
    soldstatus $60,000
31. 2019-08-22
    listed $43,000
32. 2019-08-14
    listed $79,900
33. 2019-07-26
    soldstatus $85,000
34. 2019-07-11
    listed $48,000
35. 2019-06-07
    listed $85,000
36. 2019-04-01
    listed $59,500
37. 2018-08-31
    soldstatus $83,000
38. 2018-05-26
    listed $89,950
39. 2017-07-03
    listed $69,900
40. 2017-06-09
    listed $99,500
41. 2016-09-09
    soldstatus $87,500
42. 2016-07-17
    listed $95,000
43. 2015-05-08
    listed $60,000
44. 2014-10-04
    listed $99,000
45. 2013-09-23
    soldstatus $89,000
46. 2013-09-08
    listed $89,000
47. 2013-07-03
    soldstatus $75,000
48. 2013-06-28
    soldstatus $65,000
49. 2013-05-21
    listed $70,000
50. 2013-05-04
    listed $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 24 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,139
• − Mortgage interest: −$5,448
• − Property taxes: −$1,459
• − Insurance: −$486
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,829
• Taxable income: $1,654
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,707/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, flooring, and exterior. Upgrading these areas will significantly enhance the property's resale and rental potential.

Repairs flagged

• Major kitchen appliances — Outdated and non-functional
• Major bathroom fixtures — Outdated and non-functional
• Moderate exterior siding — Weathered and in need of repainting
• Major flooring — Worn and exposed subfloor
• Major interior walls — Worn paint and outdated decor
• Major HVAC system — Old stove and hot water heater
• Major landscaping — Overgrown yard and lack of landscaping

Value-add opportunities

• Resale Modernize kitchen and bathroom — Up-to-date appliances and fixtures
• Resale Replace flooring and paint interior walls — Improved appearance and functionality
• Both Landscaping and exterior improvements — Enhanced curb appeal and increased property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · Outdated and non-functional	Major	$15,000–50,000
exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
flooring · Worn and exposed subfloor	Major	$15,000–50,000
interior walls · Worn paint and outdated decor	Major	$15,000–50,000
HVAC system · Old stove and hot water heater	Major	$15,000–50,000
landscaping · Overgrown yard and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 7 items		$93,000–315,000

Value-add ROI direction

• Resale Modernize kitchen and bathroom — Up-to-date appliances and fixtures ↑
• Resale Replace flooring and paint interior walls — Improved appearance and functionality ↑
• Both Landscaping and exterior improvements — Enhanced curb appeal and increased property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Plumas Unified
• NCES district ID: 0631170
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $46,935
• Composite: 27.89/100
• National rank: #6870
• State rank: #306 of 517 in CA

Livability — Warner Valley

• Score: 29/100
• State rank: #1470
• US rank: #27920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,404

Population outlook (Plumas County) Hauer SSP2

• Today (2025): 15,564 people
• By 2030: 14,014 · -10.0%
• By 2040: 11,197 · -28.1%
• By 2050: 9,069 · -41.7%
• By 2075: 5,573 · -64.2%
• By 2100: 3,392 · -78.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Slovak 6% Italian 4% Iranian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Plumas

• 2024 margin: R (+16.9) · D 39.9% · R 56.9% · Other 3.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -12.0pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+16.7 2016: R+21.0 2012: R+17.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.21%
• Current HPI: 142.75
• 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

-7.4% since first listed

34 events — show timeline

• 2026-05-11 Listed $97,258 PAR
• 2025-12-02 Sold (MLS) $72,500 PAR
• 2025-12-01 Delisted — PAR
• 2025-11-21 Contingent — PAR
• 2025-11-04 Relisted — PAR
• 2025-09-27 Pending — PAR
• 2025-05-21 Relisted — PAR
• 2025-05-21 Price Changed $75,000 PAR
• 2024-07-19 Listed $85,000 PAR
• 2019-11-14 Sold (MLS) $45,000 PAR
• 2019-10-01 Sold (MLS) $80,000 PAR
• 2019-09-20 Sold (MLS) $48,000 PAR
• 2019-09-17 Sold (MLS) $60,000 PAR
• 2019-08-22 Listed $43,000 PAR
• 2019-08-14 Listed $79,900 PAR
• 2019-07-26 Sold (MLS) $85,000 PAR
• 2019-07-11 Listed $48,000 PAR
• 2019-06-07 Listed $85,000 PAR
• 2019-04-01 Listed $59,500 PAR
• 2018-08-31 Sold (MLS) $83,000 PAR
• 2018-05-26 Listed $89,950 PAR
• 2017-07-03 Listed $69,900 PAR
• 2017-06-09 Listed $99,500 PAR
• 2016-09-09 Sold (MLS) $87,500 PAR
• 2016-07-17 Listed $95,000 PAR
• 2015-05-08 Listed $60,000 PAR
• 2014-10-04 Listed $99,000 PAR
• 2013-09-23 Sold (MLS) $89,000 PAR
• 2013-09-08 Listed $89,000 PAR
• 2013-07-03 Sold (MLS) $75,000 PAR
• 2013-06-28 Sold (MLS) $65,000 PAR
• 2013-05-21 Listed $70,000 PAR
• 2013-05-04 Listed $75,000 PAR
• 2009-07-03 Listed $105,000 PAR