38752 Hwy 36 · Mineral, CA 96063

$120,000

3 bd · 1.0 ba · 910 sqft · SingleFamily · 701 Days on market

Built 1938 0.49 ac lot $42/mo HOA · 3% of rent ↓ 16% 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable vintage Mineral cabin. Tons of charm and plenty of character! 2 bedrooms and a full bath on the main level and a pull down ladder shares with you a fabulous third bedroom/bunk area. The wedgewood stove in the kitchen is fabluous! The large deck has room for everyone! This is a loved little property looking for its next adventure!!

Key facts

• 0.49 acre lot
• Built 1938
• Listed 700 days

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Mandatory association with an annual fee of $500 that includes water; Association reports no listed amenities

Exterior

• Parking: No garage; Unpaved driveway/sidewalks
• Utilities: Propane tank owned; Electric service listed as 'Other'; Private water source; Septic system; No irrigation
• Home design: Single-family residence (custom); Two levels / 2-story; Property condition listed as fixer and updated/remodeled; Facing/directions: property located on Hwy 36 (38752 Hwy 36, Mineral, CA)
• Construction: Built in 1938
• Exterior features: Metal roof; Lot described with 'other' features; Approximately 0.49 acre lot

Interior

• Kitchen: Free-standing gas range and oven; Free-standing refrigerator; Microwave; Laminate countertops
• Bedrooms: 3 bedrooms; Main level includes bedroom(s); upper level includes a loft
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with shower stall and window
• Heating & cooling: Heating via fireplace(s); No central cooling
• Interior features: Stone freestanding fireplace; Fireplace described as 'other' style; Uncovered deck; Windows noted as energy-efficient
• Laundry & utility: No laundry hookups; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#878 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, commute F.
• Antelope Elementary (town): math 34% / reading 44% proficiency, ranked #249 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 186 units permitted in Tehama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Tehama County population projected at -14% 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 701 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 701 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.2

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $20,486
• Equity at exit: $53,957

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $64,618
• Equity at exit: $83,154

Cash invested: $33,600 (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 96063

• Active inventory: 8
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$42
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $94

Break-even live

Break-even rent $1,103

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 18 events

1. 2026-06-19
   days on market $120,000 Active 701 DOM
2. 2026-06-18
   days on market $120,000 Active 700 DOM
3. 2026-06-17
   days on market $120,000 Active 699 DOM
4. 2026-06-16
   days on market $120,000 Active 698 DOM
5. 2026-06-15
   days on market $120,000 Active 697 DOM
6. 2026-06-14
   days on market $120,000 Active 695 DOM
7. 2026-06-12
   days on market $120,000 Active 694 DOM
8. 2026-06-09
   days on market $120,000 Active 691 DOM
9. 2026-06-08
   days on market $120,000 Active 690 DOM
10. 2026-06-07
    days on market $120,000 Active 689 DOM
11. 2026-06-05
    days on market $120,000 Active 686 DOM
12. 2026-06-03
    days on market $120,000 Active 685 DOM
13. 2026-06-02
    days on market $120,000 Active 684 DOM
14. 2026-06-01
    days on market $120,000 Active 683 DOM
15. 2026-05-31
    days on market $120,000 Active 682 DOM
16. 2026-05-30
    days on market $120,000 Active 681 DOM
17. 2020-10-22
    soldstatus $99,999 344-char remark

    Show marketing remark (344 chars)

    Adorable vintage Mineral cabin. Tons of charm and plenty of character! 2 bedrooms and a full bath on the main level and a pull down ladder shares with you a fabulous third bedroom/bunk area. The wedgewood stove in the kitchen is fabluous! The large deck has room for everyone! This is a loved little property looking for its next adventure!!

18. 2020-09-14
    listed $119,000 344-char remark

    Show marketing remark (344 chars)

    Adorable vintage Mineral cabin. Tons of charm and plenty of character! 2 bedrooms and a full bath on the main level and a pull down ladder shares with you a fabulous third bedroom/bunk area. The wedgewood stove in the kitchen is fabluous! The large deck has room for everyone! This is a loved little property looking for its next adventure!!

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,662
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$504
• − Depreciation: −$3,491
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,320/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: Antelope Elementary
• NCES district ID: 0602760
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $40,985
• Composite: 32.77/100
• National rank: #5630
• State rank: #249 of 517 in CA

Livability — Mineral

• Score: 55/100
• State rank: #878
• US rank: #23717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral, CA
• City population: 107
• Population (ZIP): 107

Population outlook (Tehama County) Hauer SSP2

• Today (2025): 61,058 people
• By 2030: 59,493 · -2.6%
• By 2040: 56,076 · -8.2%
• By 2050: 52,372 · -14.2%
• By 2075: 43,895 · -28.1%
• By 2100: 34,186 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 11%
• Common ancestry: Slovak 23%
• Foreign-born: 22% · Canada

Political lean MEDSL · Tehama

• 2024 margin: Solid R (+41.8) · D 27.9% · R 69.7% · Other 2.3%
• 2008→2024 swing: -17.7pp toward R · 2008: -24.1pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+35.6 2016: R+36.8 2012: R+27.4 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-16.0% since first listed

2 events — show timeline

• 2020-10-22 Sold (MLS) $99,999 PAR
• 2020-09-14 Listed $119,000 PAR